HomeMy WebLinkAbout2002-02-19 City Council (9)TO:
FROM:
DATE:
SUBJECT:
City of Palo Alto
City Manager’s Report
HONORABLE CITY COUNCIL
CITY MANAGER
FEBRUARY 19, 2002
DEPARTMENT:PUBLIC WORKS
CMR:152:02
RESULTS OF MAIN LIBRARY/ART CENTER EXPANSION SITE
FEASIBILITY STUDY AND RECOMMENDATION TO PROCEED
TO CONCEPTUAL DESIGN FOR TWO ALTERNATIVES
3
REPORT IN BRIEF
Council previously directed staff to prepare conceptual designs and associated project
cost estimates of the three New Library Plan projects by June 2002 in order to determine
which projects could be placed on a November 2002 ballot for public funding.
Accordingly, consultants were retained to prepare feasibility studies of all. three library
sites: Children’s, Main and Mitchell Park. The Council approved coordinating the Main
Library expansion project with the Art Center Foundation’s proposed expansion of the
Art Center as the two facilities share the same site. Consequently, the Art Center
Foundation retained a consultant to prepare a feasibility study of the Main Library/Art
Center site. Staff had anticipated asking Council to approve one site option from each of
the feasibility studies, which would then be developed into conceptual designs. New
information suggests a different approach in the case of the Main Library.
That feasibility study has concluded that two of the many site plans analyzed merit
further study. Scheme 3, termed the "preferred scheme" in the site feasibility report
because it appears to better meet the library program objectives, is to demolish the Main
Library and build a new one. Scheme 2, termed the "alternate scheme" in the site
feasibility report, is to retain the main reading room of the library and add on to it. The
potential advantage of this approach is that it retains a majority of the existing Main
Library building, which has been identified as an historic resource. It is not yet clear
whether the renovation and expansion could be done while preserving the historic
integrity of the Main Library due to seismic upgrades that would be needed. The Art
Center expansion plans are the same in both Schemes 2 and 3.
Aspart of the environmental review process under the California Environmental Quality
Act (CEQA), the City retained Architectural Resources Group (ARG) to evaluate the
historical significance of the Main Library and the Art Center. ARG determined that
both facilities are potentially eligible for the California Register of Historic Resources.
While the Art Center can be expanded without damage to its historic character, the Main
CMR:152:02 Page 1 of 7
Library "preferred alternative" would demolish an
Consequently, an Environmental Impact Report (EIR)
Council making a decision to select a site alternative.
eligible historic - building.
must be completed prior to
Staff recommends that, in order to keep to the schedule for library improvements,
Council direct staff to develop conceptual designs of both Scheme 2 and Scheme 3. This
will provide information needed for the EIR process as well as clearer information on
what the projects might look like and their costs. The preparation and public review of
the EIR, which will occur simultaneously with the conceptual design effort, has an
anticipated completion of June 2002. Upon completion of the EIR, Council could select
conceptual designs for both the Main Library and the Art Center and decide whether to
include the projects on the November 2002 ballot.
CMR: 152:02 Page 2 of 7
RECOMMENDATION
Staff recommends that Council select Main Library/Art Center Expansion Feasibility
Study Scheme 2 and Scheme 3 for development into conceptual designs of both the Main
Library and the Art Center and direct staff to proceed with preparation of an EIR which
will analyze both.
BACKGROUND
In May 2000, the City’s Library Advisory Commission (LAC) produced the New Library
Plan, which recommended creating significantly expanded resource libraries at the City’s
Main, Mitchell Park, and Children’s Libraries. Council conceptually approved the New
Library Plan in October 2000.
In January 2001, the City retained an architectural firm to prepare a building program for
the New Library Plan, quantifying the space needed at each facility to accommodate the
program described in the New Library Plan. That program recommends approximately
66,000 square feet (sf) for the Main Library (currently 27,000 sf), 55,000 sf for Mitchell
Park Library (currently 9,500 sf), and 12,000 sf for Children’s Library (currently
3,400 sf).
The Art Center Foundation and City are also interested in expanding the Art Center. The
Art Center shares the same site as the Main Library, including parking, landscaping and
infrastructure. Staff recommended and the Council agreed to look at the expansion of
both facilities in a coordinated manner. Consequently, in June 2001, the Art Center
Foundation contracted with Mark Cavagnero Associates (MCA) to prepare a site
feasibility study that would explore options for developing both projects on the site. The
Art Center Foundation also contracted to have a programmatic study done for the Art
Center, and that report recommends expanding the 29,000 sf facility to 56,000 sf in three
phases.
Last year, the City initiated the environmental review of the Main Library and Art Center
projects as required by CEQA. One compon, ent of the environmental review is to
ascertain the historical and cultural significance of buildings that may be removed,
remodeled or added onto. In January 2002, the City’s consultant reported that both
facilities are potentially eligible for the California Register of Historical Buildings.
DISCUSSION
MCA has summarized the results of the feasibility study in the "Site Planning Study, Palo
Alto Main Library and Art Center." An executive summary of this report is attached
(Attachment A). Copies of the full report have been provided to each of the Council
members. Additional copies will be made available to the public for review at the Main
Library and at City Hall.
Many site options were explored by MCA and presented to the community, boards and
commissions, and the Project Site Committee, which includes representatives from the
CMR: 152:02 Page 3 of 7
Library Advisory Commission, Art Center Foundation, Friends of the Library, area
residents, community gardeners, and staff. The different schemes included: ~
¯Demolition of the Main Library and construction of a new Main Library at
roughly the same location
¯Retention of the Main Library reading room and an addition to the facility
¯Three phases of additions to the Art Center
¯Various community garden options, including retention, reduction and
reconfiguration
¯Various parking options, including parking under a new Main Library, surface
parking, and a parking structure
¯Various entrances and exits to the site for vehicles, including drop-off and delivery
areas
Retention of the existing landscaping and groves of trees
Throughout the feasibility study effort, certain schemes were removed from further
consideration as not meeting established project guidelines and/or not being favorably
received by the community groups and boards and commissions reviewing them. Other
schemes were favorably received. In the end, Schemes 2 and 3 were determined to be the
most promising and met most of the guidelines. These schemes have been termed the
alternate and preferred schemes, respectively, in the consultant’s report.
Scheme 3 (Attachment B) includes: complete demolition of the existing library and a
new two-story library constructed at the same location; three phased one-story additions
for the Art Center; parking under the new library and surface parking; retention of 90%
of the community gardens; retention of the groves of trees; and new vehicular entrances,
exits and drop-offs.
Scheme 2 (Attachment C) includes: retention of the main reading room of the library and
a two-story addition to the facility; the same three phased Art Center additions as in
Scheme 3; surface and under-building parking and a two-level parking structure; the
same 90% retention of the community gardens as in Scheme 3; slightly less retention of
the existing trees as compared to Scheme 3 due to a larger library building footprint; and
the same new vehicular entrances, exits and drop-offs as in Scheme 3.
Because the environmental work is not yet complete, the Council advisory boards and
commissions cannot yet make final recommendations on various site schemes. However,
they did provide comments to the City on the proposals. The Architectural Review
Board, Planning and Transportation Commission, Public Art Commission, Library
Advisory Commission, community and the Project Site Committee indicated a preference
for Scheme 3. The Historical Resources Board, based on the information presented to
date, preferred retaining the Main Library reading room (Scheme 2).
CMR: 152:02 Page 4 of 7
Most of the boards and commissions, as well as the community and the Project Site
Committee, indicated that Scheme 3 has certain advantages over Scheme 2. These are:
¯Better functionality of the library, both from a user and staff perspective
¯A better fit of the building program spaces within the facility
¯A more energy-efficient and sustainable library, as new construction would
include modem, efficient systems rather than retaining older, less efficient systems
¯More options for architectural styles, features and treatments
¯Less building footprint on the site, enabling the scheme to avoid a separate parking
structure and to retain more trees
¯Potentially lower operation and maintenance costs
¯Potentially improved life safety
Scheme 2 had only one significant advantage over Scheme 3: it retains the main reading
room.
The City has received a preliminary structural assessment on the Main Library reading
room. That report concludes that in order to seismically retrofit that facility to current
codes, cross-bracing and/or exterior buttresses will be required. This may result in a
compromise of the architectural, functional and historical character of that space. Further
analysis of this issue will be conducted as part of the conceptual design effort and
presented in the EIR.
MCA provided construction cost estimates for Schemes 2 and 3. Staff has taken those
costs and added the other project costs, including design, furnishings, inflation, public art,
and relocation, and has prepared a total project cost estimate for each facility in each
scheme. The parking and site costs were divided between the two facilities based upon
the relative size of the two projects: 70% for the Main Library and 30% for the Art
Center. The total project costs are capital costs only and do not include staffing,.
operation, maintenance, or financing costs. Schemes 2 and 3 have essentially the same
cost estimates: $42,600,000 and $42,500,000 for the Main Library and $18,500,000 and
$17,400,000 for the Art Center. See Attachment D - Main Library/Art Center Feasibility
Study Project Cost Estimate. Staff intends to convene a citizen blue ribbon task force to
review project cost estimates in order to present to Council an. accurate project cost
estimate prior to Council deciding upon conceptual designs and which projects to place
on a bond measure.
The Art Center Foundation has informed staff that it is very unlikely to be able to raise
enough funds privately to support a $17,400,000 or $18,500,000 project at the Art Center.
The Art Center Foundation has determined that the maximum project it can afford is
$10,000,000, assuming it could raise half of the funding and the City would match with a
$5,000,000 budget. Accordingly, staff will prepare a scope of work for the architect
selected to prepare the Art Center conceptual designs that addresses this budgetary
constraint.The architect will be asked to develop a number of different conceptual
CMR:152:02 Page 5 of 7
design combinations/scenarios of renovations and an addition that add up to a total
project cost of $10,000,000. Upon completion of conceptual design, Council will have to
decide if the City will contribute money to the Art Center Expansion budget and, if so,
how much, when and through what funding source/mechanism.
RECOMMENDATION
It allows conceptual designs to commence in order to meet the schedule for completion of
conceptual designs prior to placing the project on a November 2002 ballot. It allows
further development and consideration of a scheme to retain the main reading room.
However, it will increase the conceptual design costs to the City. Final costs and the
scope of services will return to Council for approval prior to authorizing the architects to
proceed.
POLICY IMPLICATIONS
The recommendation to proceed to conceptual design on Schemes 2 and 3 is consistent
with existing City policies.
NEXT STEPS
Staff is still proceeding under the assumption that, upon completion of the CEQA process
around June 2002, Council will select conceptual designs on all the New Library Plan
projects. Furthermore, staff anticipates that Council will decide in June 2002 which
projects will be placed upon a November 2002 ballot for public funding. If Council
decides to move ahead to conceptual design on the Main Library and Art Center projects
now, staff will immediately proceed to retain architects to develop conceptual designs by
June 2002. In fact, staff has already selected architects for both the Main Library and the
Art Center. The scopes of work are being developed and the fees are being negotiated.
Staff anticipates bringing these contracts to Council for approval in March 2002.
ENVIRONMENTAL REVIEW
An EIR is being prepared for the Main Library/Art Center project. It is expected that the
Draft EIR will be available for public review in early April 2002. The public review
period for the EIR is expected to begin in early April 2002. The Final EIR is expected to
be ready for Council review and approval in late June 2002. Once the EIR is certified,
Council can make a decision to keep and modify, or replace, the existing Main Library
and renovate/expand the Art Center. Mitigated Negative Declarations are being prepared
for the Children’s Library Expansion project and the Mitchell Park Library and
Community Center Expansion projects.
ATTACHMENTS
Attachment A: Executive Summary of the "Site Planning Study, Palo Alto
Library and Art Center"
Attachment B:Scheme 3, "Preferred" site option
Attachment C:Scheme 2, "Alternate" site option
Attachment D:Main Library/Art Center Feasibility Study Project Cost Estimate
Main
CMR: 152:02 Page 6 of 7
PREPARED BY:
DEPARTMENT HEAD:
Senior Project Manager
GLENN S. ROBERTS
Director of Public Works
CITY MANAGER APPROVAL:
~ HARRISON
Assistant City Manager
CMR:152:02 Page 7 of 7
ATTACHMENT A
EXECUTIVE SUMMARY
The Main Library and Art Center share a common site that is bounded by Newell Road to the west and
by Embarcadero Road to the south. The north and east edges of the site back onto a residential
neighborhood. Community gardens are located at the northeast end of the site. The site has a large
number of mature, protected and memorialized trees that include Italian Stone Pines~.:CoastLive Oaks
and Redwood trees.
The Main Library was designed by Edward Durrell Stone and built in 1958. Two phases of renovation in
the mid-1980’s added additional staff work space and made structural and other facility improvements.
The current library is a one story building, consisting of a large, open main Reading Room, an
administration wing and a partial basement. The building has windows around the perimeter walls that
are screened by an exterior hollow clay tile screen wall. The large reading room has a sloped ceiling
that is very low at the eave line, rising to 28 feet at the center of the space. The building itself, a large
single room that houses the stacks and reading spaces, does not work well for the functions that it
houses. In addition, the mechanical and electrical systems are inadequate for the requirements of a
modern library building.
The Art Center is a one story building that was originally built as the Paio Alto City Hall by Leslie Nichols
in 1954. In 1971, the building was converted-into an art center with galleries, studios, an auditorium,
meeting rooms, a kiln room and a courtyard. The mechanical, electrical and plumbing systems have not
been upgraded since the building’s conversion to an art center and are inadequate for the current use.
Program needs were developed by the Library and Art Center to identify the full needs for the two
organizations. The program documents are considered to be work in progress; while they provide the
basis for the development of the site feasibility study, the programs for each facility are expected to
evolve and change as the project develops further. Program needs for the Library require a building
expansion from 25,885 square feet to 65,763 square feet. As set out in the program, it is clear that the
expanded library program would function more easily and efficiently as a compact two story structure.
Program needs for the Art Center require expansion of the building from 28,880 square feet to 56,000
square feet in three phases. Unlike the Library, the one-story building that houses the Art Center works
well with for the functions of the building as the form optimizes exposure to natural light and access to
outdoor spaces for art making and display.
The existing parking capacity on site is 145 spaces that are separated into two parking fields that are
not connected within the site. The projected parking need for the full build out of both facilities is
approximately 300 spaces.
Site Plannin,q Process
Throughout the site planning process, Mark Cavagnero Associates with SWA Group evaluated
numerous space allocation options for the site. Most of the options focused on the importance of
maintaining the community gardens and enhancing the connection between the two buildings, qualities
that were desired by both the Steering Committee and the Community. Four schemes were developed
Mark Cavagnero Associates with SWA Group Palo Alto Main Library and Art Center
ATTACHMENTA
and presented to the public through a series of public forums and meetings with City of Palo Alto Boards
and Commissions. Through this process, a preferred scheme and an,alternate scheme ~merged and
were selected by the Steering Committee for further development and review.
Concurrently with the site planning work, a structural assessment of the two existing buildings was
performed by Hobach-Lewin Structural ,Engineers. The resulting structural report indicates that the Art
Center building has only minor seismic deficiencies. However, the Library has several seismic
deficiencies due to the large expanses .of glass, open plan and heavy roof structure. As set out by
Hobach-Lewin, the Reading Room would require a seismic retrofit comprised of braced frame elements
with drilled piers and tie rod bracing across a number of the exterior window bays, elements that would
have a significant impact on the character of the. room. This report was considered in the assessment
of the preferred and alternate schemes.
The two schemes that were developed through the site planning work provided for the full expansion of
both building programs. The Preferred Scheme (Scheme 3) shows an all new library building while the
Alternate Scheme (Scheme 2) retains the Main Reading Room with an adjacent one and two story
addition. Both schemes provide a one-story, 10,000 square foot addition to the Art Center with
renovation of the existing building. Both schemes also show a 10 percent net reduction of the
Community Gardens, the majority of mature trees retained and multiple garden and courtyard spaces.
Traffic circulation through the site is also enhanced in both schemes through the connection of the two
parking fields previously isolated from each other
Preferred Scheme (Scheme 3)
The Preferred Scheme shows an all new two-story library building located in the same footprint as the
existing reading room and a 10,000 square foot addition to the Art Center as the first phase of the.
program expansion. Phases 2 and 3 for the Art Center are shown to add an auditorium and adult
classroom spaces.
This scheme provides the following benefits:
By using the smallest footprint for a new library, retains the greatest amount of open space and
places the building away from the residential neighborhood
¯Retains maximum number of mature trees on the site
¯Creates a central open space that can be shared by the two buildings as well as the public
¯Provides an intuitive and easily navigable library for the public with flexible power and data
distribution throughout and life safety standards at current technology standards
¯Provides the potential to create a new character for the entire library
¯Provides a more energy efficient library that is less expensive to maintain
¯Completely enhances and serves Library program
¯Requires no, Parking Structure with no initial expense to build or ongoing expense to maintain
¯Provides the majority of the parking on the surface due to the compaction and location of the new
building and the ability to park under the entire building
This scheme has the following drawback:
¯ Demolishes the entire existing library designed by Edward Durrell Stone
Mark Cavagnero Associates with SWA Group Palo Alto Main Library and Art Center
ATTACHMENT A
Alternate Scheme (Scheme 2)
The Alternate Scheme retains the existing Main Library Reading Room designed by Edward Durrell
Stone with a two story addition and a one story section that transitions from the low eave line of the
existing building to the two story addition while removing as few mature trees as possible. In this
scheme, the Art Center renovation and.addition remains the same as set out in the Preferred Scheme.
Due to the attenuated nature of the library building in this scheme, the amount of surface parking is
decreased.. Thus, in order to maintain the 300 car parking goal, a sunken two story parking structure is
proposed at the southeast corner of the site.
This scheme provides the following benefits:
¯Retains existing Main Reading Room albeit in altered form due to required seismio.upgrade
¯Like the Preferred Scheme, provides a central open space that can be shared by the two buildings
This scheme has the following drawbacks:
¯Requires seismic retrofit of Reading Room, potentially changing the character of space significantly
¯Requires a Parking Structure, which is expensive to build and maintain
¯Removes a number of mature trees in parking area and. front entry lawn
¯Attenuated form created by adding to the introverted reading room makes navigation through the
library less intuitive for the public and more difficult and expensive to staff
¯Limits the use of the reading room due to inflexible power and data distribution possibilities of an
existing building
¯Existing building construction limits energy efficiency possibilities and life safety standards
¯Compromises the library program by the necessity of separating !he building functions which are
ideally located together
A construction cost estimate was prepared by Mack5 for both the Preferred and Alternate schemes.
The cost estimate identifies the construction costs only; additional soft costs for items such as project
development and management, furnishings, library stacks, moving and interim facility expenses were
not included and should be added by the City to the construction cost for a complete cost estimate.
The construction cost estimates identify the cost for the library building, the art center building, the site
and landscaping work, and the structured and underground parking separately for each scheme. The
resulting construction cost estimates for the Preferred and Alternate schemes indicate that the costs for
the two options are comparable, given the need for significant work .to retain the existing Reading Room
and add a parking structure for the alternate scheme.
The work set out in this report identifies the process and options that were developed and reviewed by
the City of Palo Alto over a six month process. It is anticipated that one of these two .schemes will
continue to be developed further in a conceptual design phase.
Mark Cavagnero Associates with SWA Group Palo Alto Main Library and Art Center
ATTACHMENT B
UNE OF (E) GARDENS
RELOCATED 10’-0" PERIME’[ER ROAD
90g COMMUNITY OARDENS
(PLOTS ADDED TO PERIM~-[ER & ROAD RELOCATED)
250 CARS - SURFACE PARKING
UNDERGROUND PARKING
300 TOTAL CARS
SCULPTURE~)URT
COURT
NEW ART
PH.2 ART CENTER
DROP OFF
23725. SFT
SERVICE
NEWELL RD
,
PALO ALTO MAIN LIBRARY AND ART CENTER
MARK CAVAGNERO ASSOCIATES WITH SWA GROUP
PREFERRED SCHEME (SCHEME 3)
SCALE 1" = ,BO’-O"
ATTACHMENT C
LINE OF (E) GARDENS
RELOCATED tO’-O" PERIMETER ROAD
90~ COMMUNI’fY GARDENS(PLOTS ADDED TO PERIMETER & ROAD RELOCATED)
SURFACE PARKING
148 CARS - STRUCTURED PARKING
284 TOTAL CARS
WITH:
UNDERGROUND PARKING
323 TOTAL CARS
/
\
/
/
DROP OFF
PH.2 ART CEN~ER I
I
I
DROP OFF
SER’V~CE
PH.3 ART
CENTER
NEWELL RD
PALO ALTO MAIN LIBRARY AN[) ART CENTER
MARK CAVAGNERO ASSOCIATES WITH SWA GROUP
ALTERNATE SCHEME (SCHEME 2)
SCALE 1" = 80’-0"
ATTACHMENT D
MAIN LIBRARY/ART CENTER
FEASIBILITY STUDY PROJECT COST ESTIMATE
DESCRIPTION
SCHEME 2 (Alternate Scheme)
:~enovate & add-on to (E) library (w/subterranean parking)
Art Center (renovate.and add 10,000 sf - Phase 1 only)
Landscaping (incl. surface parking)
Parking structure
Construction subtotal per mack5
Escalation from 2005 to 2006: 3.5%
Sustainability: 5%
Public art: 1%
:Phasing costs
CONSTRUCTION TOTAL
FF&E
Relocation costs
Construction change order allowance: 7.5%
Soft costs (design, consultants): 25%
PROJECT TOTAL (Rounded)
SCHEME 3 (Preferred Scheme)
New library (w/subterranean parking)
~,rt Center (renovate and add 10,000 sf - Phase 1 only)
Landscaping (incl. surface parking)
Parking structure
Construction subtotal per mack5
Escalation from 2005 to 2006: 3.5%
Sustainability: 5%
Public art: 1%
Phasing costs
CONSTRUCTION TOTAL
Fixtures, furnishings & equipment (FF&E)
Relocation costs
Construction change order allowance: 7.5%
Soft costs (design, consultants): 25%
PROJECT TOTAL (Rounded)
NOTES:
1.25% soft costs broken down as follows:
15% architect’s fee
5% construction management fee
LIBRARY
$21,359,000
$2,604,000
$2,895,000
$26,858,000
$9401000
$1,343,000
$300,0OO
$29,441,000
$3,300,000
$30O,0OO
$2,208,0001
$7,360,000
$42,600,000
$;~2,997,000
$3,788,000
$26,785,000
$938,000
$1,339,000
$270,000
$29,332,000
$3,300,000
$300,000
$2,200,0O0
$7,34O,00O
$42,600,000
5% other consultants (CEQA, geotech, hazardous materials, etc.)
ART CENTER
$8,525,000!
$1,116,000’
$1,241,000
$10,882,000
$381,000
$544,000
$110,000
$50O,0OO
$12,417,000
$1,950,000
$100,000
$931,000
$3,104,000
$18,600,000
$8,525,000
$1,624,000
$10,149,000
$355,00O
$507,000
$100,000
$500,000
$11,611,000
$1,950,000
$100,000
$871,000
$2,902,000
$17,400,000
2.Art Center Phase 2 ($3,600,000 construction cost for new auditorium) excluded.
3.Art Center Phase 3 ($3,000,000 construction cost for adult art wing) excluded.
4.Financing costs excluded
5.FF&E includes loose furniture, stacks, computers, voice & data, A/V, etc.
NOTES
From mack5
From mack5
70/30 split
70/30 split-.~
$50/sf
From mack5
From mack5
From mack5.70/30 split.
Incl. 15% design contingency
mack 5 escalated to 2005
LEED certification
5% for Art Center
$50/sf
S:morris\Libraries\Main\Feasibility Estimate
Last updated 2/12/02
SITE PLANNING STUDY
PALO ALTO MAIN LIBRARY AND ART CENTER
Mark Cavagnero Associates with SWA Group
February 8, 2002
TABLE OF CONTENTS
Introduction
Executive Summary
Statement of Need
Existing Conditions
Program
Proposed Site Plan
Public Process
Construction Cost Estimate
Appendix
INTRODUCTION
INTRODUCTION
The Palo Alto Art Center Foundation retained Mark Cavagnero Associates with SWA Group to conduct
a Site Planning Study to provide options for the renovation, expansion and/or replacement of the Main
Library and Art Center, two City-owned and operated buildings, on a shared site at the corner of
Embarcadero and Newell Roads in Palo Alto.
The Site Planning Study worked towards a clear and comprehensive vision of the growth of the
institutions by assembling and analyzing .data consistent with the space needs assessments and
program documents provided by the Palo Alto Main Library and Art Center. Through meetings and work
sessions with Steering Committee members and the community at three public forums, Mark Cavagnero
Associates, together with SWA Group, developed various options for expanding both buildings to
accommodate their full programs while respecting the mature landscape of the site and the residential
character of the neighborhood. The options were also intended to enhance the connectivity between
the two buildings as well as with the landscape and community gardens.
The enclosed study includes illustrative site plans, diagrammatic building plans and model photographs
to describe the character of the four options that were developed, with particular emphasis on the
preferred and alternate schemes. The report also includes statements of probable costs for the
preferred and alternate schemes, documentation of the three public meetings as well as Owner supplied
information such as program studies and building evaluations.
Mark Cavagnero Associates with SWA Group Palo Alto Main Library and Art Center
EXECUTIVE SUMMARY
EXECUTIVE SUMMARY
The Main Library and Art Center share a common site that is bounded by Newell Road to the west and
by Embarcadero Road to the south. The north and east edges of the site back onto a residential
neighborhood. Community gardens are located at the northeast end of the site. The site has a large
number of mature, protected and memorialized trees that include Italian Stone Pines, Coast Live Oaks
and Redwood trees.
The Main Library was designed by Edward Durrell Stone and built in 1958. Two phases of renovation in
the mid-1980’s added additional staff work space and made structural and other facility improvements.
The current library is a one story building, consisting of a large, open main Reading Room, an
administration wing and a partial basement. The building has windows around the perimeter walls that
are screened by an exterior hollow clay tile screen wall. The large reading room has a sloped ceiling
that is very low at the eave line, rising to 28 feet at the center of the space. The building itself, a large
single room that houses the stacks and reading spaces, does not work well for the functions that it
houses. In addition, the mechanical and electrical systems are inadequate for the requirements of a
modern library building.
The Art Center is a one story building that was originally built as the Palo Alto City Hall by Leslie Nichols
in 1954. In 1971, the building was converted into an art center with galleries, studios, an auditorium,
meeting rooms, a kiln room and a courtyard. The mechanical, electrical and plumbing systems have not
been upgraded since the building’s conversion to an art center and are inadequate for the current use.
Program needs were developed by the Library and Art Center to identify the full needs for the two
organizations. The program documents are considered to be work in progress; while they provide the
basis for the development of the site feasibility study, the programs for each facility are expected to
evolve and change as the project develops further. Program needs for the Library require a building
expansion from 25,885 square feet to 65,763 square feet. As set out in the program, it is clear that the
expanded library program would function more easily and efficiently as a compact two story structure.
Program needs for the Art Center require expansion of the building from 28,880 square feet to 56,000
square feet in three phases. Unlike the Library, the one-story building that houses the Art Center works
well with for the functions of the building as the form optimizes exposure to natural light and access to
outdoor spaces for art making and display.
The existing parking capacity on site is 145 spaces that are separated into two parking fields that are
not connected within the site. The projected parking need for the full build out of both facilities is
approximately 300 spaces.
Site Planninq Process
Throughout the site planning process, Mark Cavagnero Associates with SWA Group evaluated
numerous space allocation options for the site. Most of the options focused on the importance of
maintaining the community gardens and enhancing the connection between the two buildings, qualities
that were desired by both the Steering Committee and the Community. Four schemes were developed
Mark Cavagnero Associates with SWA Group Palo Alto Main Library and Art Center
and presented to the public through a series of public forums and meetings with City of Palo Alto Boards
and Commissions. Through this process, a preferred scheme and an alternate scheme emerged and
were selected by the Steering Committee for further development and review.
Concurrently with the site planning work, a structural assessment of the two existing buildings was
performed by Hobach-Lewin Structural Engineers. The resulting structural report indicates that the Art
Center building has only minor seismic deficiencies. However, the Library has several seismic
deficiencies due to the large expanses of glass, open plan and heavy roof structure. As set out by
Hobach-Lewin, the Reading Room would require a seismic retrofit comprised of braced frame elements
with drilled piers and tie rod bracing across a number of the exterior window bays, elements that would
have a significant impact on the character of the room. This report was considered in the assessment
of the preferred and alternate schemes.
The two schemes that were developed through the site planning work provided for the full expansion of
both building programs. The Preferred Scheme (Scheme 3) shows an all new library building while the
Alternate Scheme (Scheme 2) retains the Main Reading Room with an adjacent one and two story
addition. Both schemes provide a one-story, 10,000 square foot addition to the Art Center with
renovation of the existing building. Both schemes also show a 10 percent net reduction of the
Community Gardens, the majority of mature trees retained and multiple garden and courtyard spaces.
Traffic circulation through the site is also enhanced in both schemes through the connection of the two
parking fields previously isolated from each other
Preferred Scheme (Scheme 3)
The Preferred Scheme shows an all new two-story library building located in the same footprint as the
existing reading room and a 10,000 square foot addition to the Art Center as the first phase of the
program expansion. Phases 2 and 3 for the Art Center are shown to add an auditorium and adult
classroom spaces.
This scheme provides the following benefits:
¯ By using the smallest footprint for a new library, retains the greatest amount of open space and
places the building away from the residential neighborhood
¯Retains maximum number of mature trees on the site
¯Creates a central open space that can be shared by the two buildings as well as the public
¯Provides an intuitive and easily navigable library for the public with flexible power and data
distribution throughout and life safety standards at current technology standards
¯Provides the potential to create a new character for the entire library
¯Provides a more energy efficient library that is less expensive to maintain
¯Completely enhances and serves Library program
¯Requires no Parking Structure with no initial expense to build or ongoing expense to maintain
¯Provides the majority of the parking on the surface due to the compaction and location of the new
building and the ability to park under the entire building
This scheme has the following drawback:
¯ Demolishes the entire existing library designed by Edward Durrell Stone
Mark Cavagnero Associates with SWA Group Palo Alto Main Library and Art Center
Alternate Scheme (Scheme 2)
The Alternate Scheme retains the existing Main Library Reading Room designed by Edward Durrell
Stone with a two story addition and a one story section that transitions from the low eave line of the
existing building to the two story addition while removing as few mature trees as possible. In this
scheme, the Art Center renovation and addition remains the same as set out in the Preferred Scheme.
Due to the attenuated nature of the library building in this scheme, the amount of surface parking is
decreased. Thus, in order to maintain the 300 car parking goal, a sunken two story parking structure is
proposed at the southeast corner of the site.
This scheme provides the following benefits:
¯Retains existing Main Reading Room albeit in altered form due to required seismic upgrade
¯Like the Preferred Scheme, provides a central open space that can beshared by the two buildings
This scheme has the following drawbacks:
¯Requires seismic retrofit of Reading Room, potentially changing the character of space significantly
¯Requires a Parking Structure, which is expensive to build and maintain
¯Removes a number of mature trees in parking area and front entry lawn
¯Attenuated form created by adding to the introverted reading room makes navigation through the
library less intuitive for the public and more difficult and expensive to staff
¯Limits the use of the reading room due to inflexible power and data distribution possibilities of an
existing building
¯Existing building construction limits energy efficiency possibilities and life safety standards
¯Compromises the library program by the necessity of separating the building functions which are
ideally located together
A construction cost estimate was prepared by Mack5 for both the Preferred and Alternate schemes.
The cost estimate identifies the construction costs only; additional soft costs for items such as project
development and management, furnishings, library stacks, moving and interim facility expenses were
not included and should be added by the City to the construction cost for a complete cost estimate.
The construction cost estimates identify the cost for the library building, the art center building, the site
and landscaping work, and the structured and underground parking separately for each scheme. The
resulting construction cost estimates for the Preferred and Alternate schemes indicate that the costs for
the two options are comparable, given the need for significant work to retain the existing Reading Room
and add a parking structure for the alternate scheme.
The work set out in this report identifies the process and options that.were developed and reviewed by
the City of Palo Alto over a six month process. It is anticipated that one of these two schemes will
continue to be developed further in a conceptual design phase.
Mark Cavagnero Associates with SWA Group Palo Alto Main Library and Art Center
STATEMENT OF NEED
STATEMENT OF NEED
The statement of need for the Main Library and Art Center were set out by the Steering Committee in
writing through the establishment of The Guiding Principles for the Joint Development of the Main Library
and the Art Center, dated February 24, 2001. These Guiding Principles set out the goals of the joint site
planning study. In addition, members of the Steering Committee described the need for a new and
expanded Main Library and Art Center in two documents: the Synopsis of Need for New and Expanded
Main Library and the Art Center’s Need for Building Repairs and Added Classrooms. All three of these
documents were described and provided to the Palo Alto Community at each of the three public meetings.
The Steering Committee for the Palo Alto Main Library and Art Center expansion includes representatives
of the Library staff, Library Commission, Friends of the Library, Art Center Foundation and Art Center, Palo
Alto Public Works and Planning Staff, the Director of Arts and Culture, the Director of Community Services
and Community Gardeners. The list of members is included in the Appendix of this report.
Mark Cavagnero Associates with SWA Group Palo Alto Main Library and Art Center
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8)
9)
GUIDING PRINCIPLES FOR THE JOINT DEVELOPMENT OF
THE MAIN LIBRARY AND THE ART CENTER
The library and art center facilities should enable the two institutions to fulfill their
respective missions
The building/buildings should create a unified, complementary appearance
They should create a presence and have a clear identity
The entrance should be obvious for both pedestrians and drivers
Site design should encourage the use of both facilities
Space should be used efficiently and creatively
Provision should be made for new ideas, new programs, and new synergies
The library and art center should seek ways to coordinate and integrate services and
programs
Exhibits
Reception area / information desk
Technology
Auditorium
Gift shop
Meeting room
Cafe
Kitchen
Patios
Outdoor program spaces
Technology
Reception and information area
The site design should provide for the easy flow of foot, car, and bicycle traffic as
well as sufficient parking
The building/buildings should be environmentally sensitive
"green buildings"
trees and landscaping
outdoor spaces
indoor - outdoor circulation
Both capital costs and operating expenses of the new buildings are important
The library and the art center want to be good neighbors
Commtmity gardens
Neighborhood
Feb 24, 2001
SYNOPSIS OF NEED FOR NEW AND EXPANDED MAIN LIBRARY
1. New Library Plan
a. Authored by LAC; conceptually approved by City Council (fall, 2000)
b.Report available at all libraries; Executive Summary online. For documentation for
needs, see report.
c. Recommendations: restorative, preservative and progressive
Create Resource Libraries, with majority of services, hours, collections
¯ North: Children’s (birth through elementary school) Main (teen through adult)
Libraries
¯South: Mitchell Park Library (all ages)
e. Preserve Neighborhood Libraries for reading and limited services
f. Remedial action, for collections, staffing, hours (in some locations)
g. Capital improvements---expansion or replacement of Resource Libraries
h. Improve services, collections, and amenities for community.
o Main Library
a. Needs/current conditions:
¯Collections -no growth available for print and multimedia materials; collections kept
in basement (unavailable for browsing);
¯All in one room--a crowded, noisy environment.
¯Technology access--insufficient computers, no training areas, no network
connections for laptops
¯Services--no teen or adult programs, limited area for local historical materials, no
sales area for Friends of the PA Library.
¯The basics--no climate controls, poor lighting, power capacity limited, inefficiencies
in service delivery systems.
What can be:
¯Spaces--welcoming environment, areas for quiet study, small and large groups.
¯Collections--expansion of the character and formats represented; access to
collections kept in basement.
¯Teens--resources, space and programs dedicated for this age
¯Technology--Increased computers, computer training/use lab, modem
telecommunications writing.
¯Services--potential to partner with community organizations for program
enhancement; dedicated area for local history, on-going sales space for Friends of the
PA Library and caf~, areas to improve service (centralized phone service).
¯The basics: air-conditioning and improved lighting (including natural light)
ART CENTER’S NEED FOR BUILDING REPAIRS AND ADDED CLASSROOMS
1) The building is aging, and maintenance has been put off.
¯The art center was built in 1951 to serve as City Hall. It was converted to a
center for the arts in 1971 after City Hall was moved to the current site.
¯The only significant repairs to the building were seismic improvements made
in 1987.
¯The problems with the lighting system are illustrative.
Parts are no longer available for lighting fixtures.
The system is brittle and cannot be adjusted easily or adequately to
light exhibitions.
The system is far from meeting today’s energy standards.
¯Ventilation is inadequate. There is neither good natural air movement nor air
conditioning.
Volunteers are sometimes unable to endure the temperatures in the
galleries on hot summer days. If they leave, the exhibit must close
because volunteers provide security. Some works of art cannot be
included in summer exhibits.
¯There is no elevator to the basement, limiting its usefulness for needed storage
of display cases and furnishings.
¯The inadequacies of the auditorium are noticeable at most night meetings and
when sound amplification or videotaping is required.
2) There are no studios for children’s art classes at the center.
The center has one classroom for school programs. It doubles as a storeroom
and preparation area for art works in upcoming exhibits.
The art and technology studio offers classes for children part of each week.
All art classes for children and summer art camps are held elsewhere in the
city in classrooms that are more and more difficult to hang onto.
3) Despite problems with the building, the art center staff accomplishes wonders.
¯5,000 children and adults participate in our studio art classes
¯6,000 children and their school teachers take part in Project Look! and
Cultural Kaleidoscope
¯Exhibits are sometimes so good that other museums and galleries pay to be
able to show them. (e.g. the Renwick Gallery, National Museum of American
Art, Smithsonian Institute in Washington D.C.; the American Craft Museum,
New York City; and the Contemporary Museum in Honolulu)
¯The Art Center has received grants three times from the National Endowment
for the Arts (NEA).
4) The City Council and the Art Center Foundation - a non-profit - have established a
public-private partnership to explore solutions.
-The foundation hired Architect David Robinson to quantify the space
requirements for the program.
-The architect laid out the space needs for two different options: (1) the
ideal facility and (2) an improvement plan that addresses the center’s
immediate critical needs. The foundation supports the limited option
for the present but requests that provision be made to allow completion
of the full proposal at a later date.
The foundation has joined city staff and backers of the library master
plan and the community gardens to seek a site design that will allow
the library and the art center to expand while addressing the needs and
desires of other interested groups.
The foundation requested and the David and Lucille Packard
Foundation granted $97,000 toward the costs of developing a master
plan for the art center and a site plan for the campus it shares with the
library and the community gardens..
Estimated cost of the limited option for the art center, including
adequate parking and improvements to the site, is $8 - 10 million.
The foundation is laying the groundwork for a major capital campaign
to supplement city funds for repairs and renovation of the building and
for new children’s classrooms.
Questions: call Carolyn Tucher, president of the Foundation, at 941-6479 or
Linda Craighead, director of the art center, at 329-2519
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EXISTING CONDITIONS
EXISTING CONDITIONS
SITE
As shown in the site plan, the site is bounded by Newell Road to the west and by Embarcadero Road to
the south of the site. The north and east edges of the site back onto a residential neighborhood. The
existing parking capacity is 145 spaces that are separated into two parking fields that are not connected
within the site. Community gardens are located at the northeast end of the site. The site has a large
number of mature, protected and memorialized trees that include Italian Stone Pines, Coast Live Oaks
and Redwood trees.
Included in this section are diag~’ams indicating the existing site plan and building layouts for’the Palo
Alto Art Center and Main Library. The analysis of the existing site conditions is described through
analytical drawings, specifically the enclosed site analysis and site vegetation diagrams.
MAIN LIBRARY AND ART CENTER BUILDINGS
Included in this section are deficiency lists for both buildings that were compiled through a walk-through
of the Library and the Art Center with Mary Jo Levy, Director of Libraries, Diane Jennings, Manager of
Main Library, Linda Craighead, Manager of the Art Center.
The Main Library was designed by Edward Durrell Stone and built in 1958. Two phases of renovation in
the mid-1980’s added additional staff work space and made structural and other facility improvements.
The current library is a one story 25,885 square foot building, consisting of a large, open main Reading
Room, an administration wing and a partial basement. The Library has windows around the perimeter
walls that are screened by an exterior hollow clay tile screenwall. The large reading room has a sloped
ceiling that is very low at the eave line, rising to 28 feet at the center of the space. As indicated in the
enclosed deficiency list, the building itself, a large single room that houses the stacks and reading
spaces, does not work well for the functions that it houses. In addition, the mechanical and electrical
systems are inadequate for the requirements of a modern library building.
The Art Center is a one story 28,880 square foot building that was originally built as the Palo Alto City
Hall by Leslie Nichols in 1954. In 1971, the building was converted into an art center with galleries,
studios, an auditorium, meeting rooms, a kiln room and a courtyard. The mechanical, electrical and
plumbing systems have not been upgraded since the building’s conversion to art center and are
inadequate for the current use.
Mark Cavagnero Associates with SWA Group Palo Alto Main Library and Art Center
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MARK CAVAGNERO ASSOCIATES 1045 SANSOME STREET SUITE 200 SAN FRANCISCO CALIFORNIA 94111 415 398 6944
July 2, 2001
Meeting with Palo Alto Library regarding program, evaluation of existing building and the site
Re:
Date:
Location:
Attendees:
Palo Alto Library
June 25, 2001
City of Palo Alto Planning Department
Diane Jennings
Mary Jo Levy
Karen White
Leon Kaplan
Mark Cavagnero
Roslyn Cole
Renata Li
1.PrioritieslDeficiencies:
Space Needs
Diane noted that the library needs more display and storage space for their collection and also for the rapidly
expanding audio/visual collection. There is no wall space for display due to the open design and perimeter
windows.
-Addition of public meeting rooms and small study spaces that would allow privacy that is currently impossible in
the large open room, especially with the emerging teen program.
-Currently, storage of the back issues for magazines and newspapers are in the basement requiring retrieval by
staff and would be more efficient and more accessible if located elsewhere. Same issues for the Historical
Association files. However, Mary Jo noted that some storage should be locked or inaccessible by the general
public.
Diane and Mary Jo were interested in the multiple uses of spaces - daytime for staff use and nighttime for small
groups, or else if a multipurpose space were located closer to the Cultural Center, the space could be adjacent to
two staff areas.
-The materials handling issues also include the need for more storage area for supplies as the delivery room
currently functions as a temporary storage room for supplies and stock waiting to go to other libraries. The
delivery room needs to be ergonomically arranged and designed.
-In the new design, there should be a separate area for the Historical Association.
Building Identity and Way Finding
Mary Jo noted that 2 public entrances are inefficient from an operating point of view because one can’t see
beyond the reception desk. The bad sight lines add to the non-intuitive way finding through the library.
Signage is inadequate and there is an absence of building identity. The multiple entrances also add to the
confusion.
Bathrooms are difficult to find and are audible to the circulation desk area.
Workflow
-The current workflow pattern is disjointed between the public service desk and the staff areas.
-The routing of the phone lines could be improved as reference calls are only taken at the public service desk.
These calls could be handled in the staff areas.
Mary Jo indicated that the future installation of a modern book handling/sorting system will decrease the amount of
book trucks delivering to the circulation desk.
Technical services need to be closer to the loading dock/delivery and circulation. It is not as critical for technical
services to be close to the circulation desk itself.
Diane indicated that the Palo Alto Main Library was the main switching station between 2 counties and needs to
get software system to facilitate loans through the different libraries. The software system needs to be tied in with
the circulation area. The library needs more PCs and a computer lab.
Diane indicated that, because the staff area is so remote from the circulation desk, it is hard to supervise the area.
In addition, the reference desk has no sight line to the staff area.
Screen Wall and Landscaping
Diane thought that the wall hides the function of the building and provides areas for trash to accumulate,
specifically at the reading area. Diane noted that the screen wall does serve to block the west sun. It also
010625library mtg notes
MARK CAVAGNERO ASSOCIATES 1045 SANSOME STREET SUITE 200 SAN FRANCISCO CALIFORNIA 94111 415 398 6944
encloses the staff meeting room patio and prevents objects from hitting the glass. Mary Jo added that the wall
makes the library have a fortress appearance. She noted that the staff areas are the best served by the screen,
as they provide enclosed patio areas.
Diane indicated that the screen walls could be replaced with landscaping.
Security issues - the two gates on each patio are alarmed but people can still throw things over the gate for
retrieval on the other side.
Landscaping around the library is beautiful yet the building does not seem to be very connected with its
surroundings. Heritage trees are hidden from public view.
Parking/traffic Issues
Traffic is a problem in the staff area parking lot, which is also used by the public, and the loading/delivery area.
Large trucks cannot negotiate the turn at the loading dock; when vans park in the loading zone, cars cannot get by
the vans. Also, because bike racks are located behind the loading zone, people cannot access their bikes when
trucks are parked in the loading zone.
Mary Jo noted that the one positive aspect of the parking lot is that it is not visible from the road.
Both parking lots are used by both cultural center and library visitors. The community gardeners primarily park in
the library parking lot. People often walk through the ivy medians which can be hazardous due to the sprinklers.
Lighting and HVAC Services
Mary Jo noted that the lighting in the library is inadequate, with the light lens being unattractive and using too
much energy. The dark wood, which is used in most areas, also adds to the dark corners. Most staff areas have
task lights to deal with the lack of indirect light. The exterior screen wall also keeps out the natural light.
Outside lighting is poor, making staff and public security at night a concern.
Diane indicated that the HVAC system is inadequate as the building is heated by hot water through a pipe coming
from the Arts Center and there are no humidity controls. Ventilation rates are inadequate with the poor airflow and
the lowered ceiling. The windows, in particular the transoms, are difficult to open. There are windows in the
reading room which are only opened once a year.
-The background noise of the current HVAC system is desirable to mute actual noise in the library.
-Electrical service to the building needs to be increased. Existing receptacles are poorly placed.
-The elevator is too small.
-Mark indicated the difficulty in providing a 45-50% humidity space in the existing building, due to accessible patios.
Proper maintenance of the collections will require strict humidity and temperature control.
Mark also noted that the desired dry pipe sprinkler system indicated in the program would be difficult to retrofit to
the existing building although it would be better for the library than a wet pipe system.
Mark noted that seismic issues would require a structural engineer to provide an assessment of the existing
buildings. If services need to be added, the retrofit cost could be closer to a new building cost. Mary Jo indicated
that a seismic report was done in 1985; she will try to find the written report.
Current Arrangement of Staff Spaces
Delivery room: receives all new books and donations. Because of insufficient space, the delivery room also
serves as a temporary storage area for PCs and printers en route to other libraries.
Acquisitions: invoicing and unpacking of new or damaged books. Usually has about 3 book carts in the
workspace.
Cataloguer: searches and catalogs new books. Usually has from 1 - 3 book carts. If there is not enough floor
space of the carts, then the books are put on adjacent shelves.
Technical Services: handles books waiting to be processed, waiting for spines and covers. Damaged books are
repaired internally, system wide.
Magazines and Newspapers: the magazines for all the branches come to Palo Alto library for processing.
Mail: Mail service for all the libraries and then is sorted and delivered to other branches. Circulation staff does
daily deposit. Heavy recycling - usually have 4 bins for pickup.
Basement: Storage of historical books, many newspapers date back to 1800s. A lot of the newspapers are
stored off-site. The library has popular American culture magazines from the turn of the century and Diane
010625library mtg notes
MARK CAVAGNERO ASSOCIATES 1045 SANSOME STREET SUITE.200 SAN FRANCISCO CALIFORNIA 94111 415 398 6944
noted that it is vital to have this collection available to the public. There is a training area for new employees
to learn the computer system as well as a computer room housing the servers and networking equipment.
Storage and surplus materials are in the basement. There is a history of moisture problems with flooding and
water seepage. When the seismic work was done, the floor was sealed and there were no more problems
until the creek overflowed 3 years ago and the basement was flooded with 1 ½ inches of water. In 1981, an
extra pump was added to the mechanical room to keep up with the water control. The generator is newly
installed and has a water heater. The inadequate ventilation becomes a source of degradation to the historical
materials.
Circulation Desk: current newspapers and central switching area. The display wall in front of the counter hides
the bathrooms behind. The space between the work stations are adequate. The problem is in moving the
materials back and forth from the circulation desk to the back staff area.
AN Room: overflowing with CD’s and videos. There is no room to store DVDs or books on CD ROM. Currently,
the circulation desk counter provides additional display space for AN materials..
Main Room: The columns are braced with little steel struts. The exterior columns on the patio are cross-braced.
The stacks were secured after 1981. There is a Palo Alto Historical Association area opposite the entrance.
Mary Jo indicated that the city library has not been asked to incorporate as an official archive of the city.
ADA: The patio and entrance have been upgraded to ADA standards. Bathrooms are ADA compliant.
3. Discussion
Mark noted that many of the trees on the property are designated as memorial trees according to a tree study provided
by the City. MCA will provide a copy of the study to the Library as Mary Jo said that she was unaware of the full
number and location of the memorial trees.
Mark suggested that the library draft a pattern of use to achieve a realistic parking count. Mary Jo indicated that she
would graph out the use of the facility both in the past and present. Mark indicated that shared meeting rooms,
auditorium and caf~ between the library and the cultural center has benefits in terms of parking requirements.
Mark indicated that the next step in this process is to develop base drawings and to gather structural information and
assessments about the building. Mary Jo will supply daily use figures and potential use numbers and then see where
the program overlaps with the Arts Center.
Mark indicated that it would be helpful to see other libraries and how they compare to the program needs for the Palo
Alto Main Library. To gather such information, the next meeting will be to visit the Burlingame and San Carlos libraries
at 10 am on July 10, 2001. The group will then visit Mountain View library at lpm on July 12, 2001
010625library rntg notes
MARK CAVAGNERO ASSOCIATES 1045 SANSOME STREET SUITE 200 SAN FRANCISCO CALIFORNIA 94111 415 398 6944
Main Library Reading Room Deficiencies:
Building Identity:
¯ Absence of building identity.The perimeter clay tile wall makes the library have a fortress appearance, inside
and out.
The wall hides the function of the building and provides areas for trash to accumulate, specifically at the
reading area. Staff areas are the best served by the screen, as they provide enclosed patio areas where they
have not been filled in during the previous renovation of the building.
Landscaping around the library is beautiful yet the building does not seem to be very connected with its
surroundings. Heritage trees are hidden from public view.
Building
¯
¯
Usage:
Open design and perimeter windows limit wall space for display, library functions.
Privacy in large room impossible. Too large to hold single function for library program.
The current workflow pattern is disjointed between the public service desk and the staff areas. Problem in
moving the materials back and forth from the circulation desk to the back staff area. Because the staff area is
so remote from the circulation desk, it is hard to supervise the area. In addition, the reference desk has no
sight line to the staff area.
Security issues - the two gates on each patio are alarmed but people can still throw things over the gate for
retrieval on the other side.
Noisy- main room is big and open, with all hard surfaces.
Glaring - light is not balanced within room, making interior areas appear dark.
Queuing space at existing circulation desk is inadequate.
Building
¯
Systems:
Lighting in the library is inadequate, with the light lens being unattractive and using too much energy. The
dark wood, which is used in most areas, also adds to the dark corners. The exterior screen wall keeps out the
natural light. Fixtures are too low due to low ceiling height of both sides of main room.
¯HVAC system is inadequate as the building is heated by hot water through a pipe coming from the Arts Center
and there are no humidity controls. Ventilation rates are inadequate with the poor airflow and the lowered
ceiling. The windows, in particular the transoms, are difficult to open. There are windows in the reading room
that are only opened once a year.
¯Proper maintenance of the collections will require careful humidity and temperature control. It is currently
impossible to provide a 45-50% humidity space in the existing building, due to accessible patios.
¯Energy conservation issues - existing expanse of glass problematic to maintain temperature control.
¯Electrical service to the building needs to be increased. Existing receptacles are poorly placed, no floor data.
¯The desired dry pipe sprinkler system indicated by the library program would be difficult to retrofit to the
existing building although it would be better for the library than a wet pipe system.
¯Seismic issues will require a structural engineer to provide an assessment of the existing buildings. The
columns are braced with little steel struts which interfere. The exterior columns on the patio are cross-braced.
The stacks were secured after 1981. If services need to be added, the retrofit cost could be closer to a new
building cost.
¯The patio and entrance have been upgraded to ADA standards. Bathrooms are ADA compliant. Existing
basement located beneath both the main reading room and the adjacent work space is not accessible.
011016 library deficiencies
July 23, 2001
Meeting with Palo Alto Art Center regarding program, evaluation of existing building and the site
Re:
Date:
Location:
Attendees:
Palo Alto Art Center
July 23, 2001
Palo Alto Art Center
Linda Craighead
Diane Jennings
Mark Cavagnero
Roslyn Cole
Renata Li
1. PrioritieslDeficiencies:
Space Needs
2 main qualitative issues involve off-site issues for the exhibition program and the children’s art education
program. The Art Center has doubled its summer offering for kids and has also added a spring break kids camp.
There are 4 off-site classrooms - 2 at the Junior Museum, 2 at Mitchell Park (one no longer available) and 1 at the
Termine Complex (no longer available). Linda noted that the Art Center does not want to lose the remaining off-
site classrooms. Currently, the Art Center is trying to run the children’s classes after school and on weekends
when the Project Look! program is down but it is not easy for the two programs to coexist in the same space. The
exhibit staging area and storage is accessed through the Project Look! studio, therefore, whenever the exhibit
changes, the Project Look! classes are down.
Linda would like to have 3 classrooms with one that would also serve as an interactive gallery and drop-in space.
Adult ceramics classes are at the ideal capacity with 450-500 students per quarter. The improvements would be
to the quality of space in terms of the kiln room, glaze room, storage and disposal.
The only rental facility is the meeting room but the demand for city program space (i.e. fire dept. and city meetings)
makes less room for rentals. As well, the meeting room is inadequate for larger city meetings.
Staff areas are inadequate making it difficult for workability of the office space and for managing programs.
The drawing studio conditions are not ideal where the windows are screened for privacy and therefore eliminates
any natural daylight.
The ventilation in the studios is inadequate where the back-gassing from the kiln can occasionally be smelled in
the studios. As well, when the gallery is being painted, paint can be smelled in the studios. Generally, ventilation
is inadequate in all office areas where portable fans are prevalent.
The current gallery space has no ventilation and is a closed room. When the temperature goes up to 95 degrees,
they close the gallery. As well, the Art Center does not do wood related exhibits during those times of the year.
Linda noted that heating system provides little control for different spaces. Control is limited to on or off.
Bathrooms in the studios are not ADA compliant.
Currently, the delivery space is beside the studios and is also used as an outdoor ceramics yard, storage and
dumpster location. The delivery location is problematic since it is so far from the gallery that the exhibition
materials come through the front doors and through public areas serving to cause problems with traffic circulation.
The front office counter is non-ADA compliant and unable to handle all of the public going through the Art Center
since it can only fit one person comfortably. The counter also has a bad line of sight to all spaces.
The two entrances are fine on a daily basis but are problematic for exhibits and openings.
The Project Look! studio has no storage - the one storage closet is actually the exhibition art storage which holds
the art loans and used to be the old vault for City Hall.
The public area houses three different functions - for the public, as staff room, catering area (for outside use and
own use) and occasional classroom use. Linda noted that the public component of the space is not necessary.
The art and technology studio used to be the dance studio. The program is still in experimental stages and could
go on as a project by project basis with a re-evaluation of the Art and Technology studio. Diane suggested that
perhaps this studio could overlap with the library’s 14 new workstations. Mark noted that this area has the best
natural lighting.
Linda noted that the building doesn’t circulate - students coming to the studios would not necessarily pass by the
exhibit space while the exhibit goers do not know about the class rooms.
The lighting system is outdated and guzzles energy.
Walls in the gallery space off the lobby area are movable although the windows to the garden are blocked off.
010723arlcenter mtg notes.doc
MARK CAVAGNERO ASSOCIATES 1045 SANSOME STREET SUITE 200 SAN FRANCISCO CALIFORNIA 94111 415 398 6944
The garden is used from spring to the fall for retirement parties, bar mitzvahs etc. Linda noted that there is usually
one event during the week and one on the weekend. The dumpster for this space is located at the ceramics
studio.
The auditorium is used as the children’s dance class. It is independent from the rest of the building and can be
accessed by the driveway and the side doors. The auditorium is used for music presentations, lecture and recitals
and is used for everything but doesn’t work well for anything. The green room is rarely used because of its dual
role for storage.
010723artcenter rnlg noles.doc
PROGRAM
PROGRAM
MAIN LIBRARY AND ART CENTER
Following are the program documents that were provided by the Palo Alto Art Center and Main Library.
These programs were developed by other architectural professional consultants and provided to our
office at the beginning of our work; the program for the Main Library was completed by Phillips Swager
Associates in July 2001 and the program for the Art Center was completed by C. David Robinson
Architects in June 2001. To understand the program requirements, we translated the programs into
spreadsheets and updated some of the program elements as they developed in our work. The original
programs are included in this section and our working spreadsheets are included in the Appendix.
The program documents identify the full needs for the two organizations and are considered by the
Library and Art Center to be work in progress. The programs provide the basis for the development of
the site feasibility study and are expected to evolve and change as the project develops further.
As set out in the program, it is clear that the expanded library program would function more easily and
efficiently as a compact two story structure. The current one story open space of the Reading Room
does not allow for program flexibility and the separation of quiet functions and more popular noisy public
areas.
The one-story building that houses the Art Center works well with for the functions of the building as the
form optimizes exposure to natural light and access to outdoor spaces for art making and display.
Inadequate children’s art classroom space and gallery space are important expansion elements and the
upgrading of both mechanical and electrical systems that limit the exhibition capabilities and operations
of the Art Center.
SITE
As each program is anticipated to double in size in final build out, the parking requirement for each
needed to be determined. In the absence of a parking and traffic consultant, we provided a preliminary
evaluation of the parking requirements through evaluating the uses of each of the buildings. As the
typical uses of the buildings (library, art gallery) are not directly identified in the Palo Alto Municipal
Code Minimum Off-Street Parking Requirements (Section 18.83.050), we solicited attendance
information from the library and the art center. From the anticipated attendance numbers, we derived
the number of parking spaces based on the closest usage type indicated in the Palo Alto Municipal
Code, namely Community Facilities usage. The comments section on each spreadsheet identifies the
assumptions or method of derivation for the parking count. These preliminary parking requirement
calculations have been reviewed by the Planning department and appear to represent the approximate
parking count that needs to be provided on site.
Mark Cavagnero Associates with SWA Group Palo Alto Main Library and Art Center
Paio Alto Libraries - Main Library
PHILLIP SWAGER ASSOCIATES July 2001
SECTION:
SECTION:
ISECTION:
SECTION:
-; ~SECTION:
:"SECTION:
"SECTION:
i ii~ I:SECTION:
Chapter 3
Summary of Assignable Spaces - By Floors
Location
First Floor Second Floor
A PUBLIC ENTRANCE AND LOBBY
1. Main Building Entrance
2. Public Restrooms
500
350 350
B PUBLIC MEETING ROOMS
1.Large Meeting Room
2.Small Kitchen
3.Storage
4.Storage - AN
C ClRCUL&TION SERVICES
1.Information Desk/Readers Advisory
2.Circulation Desk
3.Circulation Workroom
4.Conference
5.Book Drop/Drive up Window
6.Central Storage
7.Circulation Supervisor Office
D COMMUNITY SPACES
1.Cafe
2.Friends Bookstore
3.Exhibit
E CHILDREN’S SERVICES
1.Children’s Collection
F TEENS
1.Teen Collection
G ADULT SERVICES - FICTION
1.Fiction/International Languages/Large Print Colle
2.AudioNisual Collection
3.Copy Alcove
1,500
150
25O
5O
200
972
2,170
150
200
400
120
800
150
400
108
’1,014
4,424
2,430
250
H ADULT SERVICES NON FICTION
1. Reference Desk
2. Non-Fiction
3. Quiet Study
4. Group Study
5. Technology Lab
6. Adult Services Workroom
7. Copy Alcove
8. Conference
9. Homework Center
10. Office
7OO
85O
11,016
840
600
924
2,220
250
400
120
Basement Sub Total
1,200
1,950
4,212
1,350
108
1,014
7,104
17,920
Page 1
Pa, lo~A!to~Libraries - Main Library PHILLIP SWAGER ASSOCIATES July 2001
SECTION:I PERIODICALS
1. Periodicals
2. Back Issues Periodicals
r~ SECTION:
SECTION:
J LOCAL HISTORY
1. Local Histo~ Area
2. Local History Work area
K TECHNOLOGY SERVICES
1.Computer Equipment Room
2.Workroom
3.Dept. Head Office
SECTION: L ADMINISTRATION
1.Branch Manager
2.Volunteer Coordinator
3.Homebound/OutreachWorkarea
4.Homebound Office
Location
First Floor Second Floor Basement Sub Total
2,155
1,750
3,905
2,301
252
2,553
25O
45O
"120
820
175
120
372
120
787
SECTION: M
SECTION: N
1.
2.
3.
SECTION:0
1.
BASEMENT
Chapter 3
STAFF SUPPORT
Staff Lounge
Staff Restrooms
Janitorial Closets
Receiving/Delivery
Storage
Storage - Extra Stock
Staff Entry
TECHNICAL SERVICES
WOrkroom
Department Head Office
Storage
FRIENDS BOOK SALES
Administrative Work Area/Sorting and Sales Area
STORAGE
Circulation
Technical Services
Adult Services
Local History
175
75
4O0
150
3,138
120
150
1,130
175
75
2OO
2OO
2,500
300
300
30O
300
2,580
3,408
2,500
1,200
ASSIGNABLE SPACE 24,438 24,073 4,100 52,611
Circulation/ShaftsNValls/Chases/Mechanical 3.288
GROSS BUILDING AREA 27,726
GROSS BUILDING AREA ABOVE GRADE
3,288 6,576 13,153
27,361 10,676 65,763
55,087
Page 2
Assignable ,4 tea
3.) Program Support
C. DAVID ROBINSON ARCHITECTS
Shared with
Existing Enhanced Expanded LibraD,
Director Art & Culture 250 250 250
Assistant 100 100 100
Director’s Office 130 150 150
Assistant/Reception 100
Development Office 150 150
Foundation Office 150 150
Curator 140 140 140
Education Office 620
Children’s Art Supervisor 120 120
Art + Tech Director 120 120
Project Look Director 120 .120
Music + Dance Director 120
Children’s Program Assistant 64 64
Front Offices 775
Program Assistant 120 120
Office Assistant 120 120
Class Registrar 64 64
Publicity 120 120
Publications 100 100
Evening Supervisor 64 64
Meeting Rooms 648 800
Staff Work Room 250 250
Copy/Printing/Mail/Fax 150 150
Storage/Supplies 100 100
Meeting Room 1068 1440 1440
Plus Gr. Rm 420
Staff Lounge 450 450
Expansion 500
ADMINISTRATION SUBTOTAL 3083 4342
Palo Alto Art Center Programming Report
20
5062 5062
C.DAVID ROBINSON ARCHITECTS
City Collection 600 843 1000
Temporary Exhibition 308 500 750
Exhibition Storage 700 700 I000
Building 100 100 100
Misc. Program & Admin. Storage 2000 2000 2000
: .....~: :7~ :.":77"7;."-~C :7"~7", " ~7; r" r"7"-’~7~"’7: "~z %~ :Z:: ............=" :=’:.:~’-" ..................
Carpentw Shop 1008 1000 1000
Paint Storage/Spray Booth 60
i
iI ¯
i
Preparator’s Area 200 200
Matting + Glazing 200 200
Packing Supplies 100 150
Freight Elevator .155 155
Conditioning/Photography 200 200
Registrar Work Room 1 O0
F. Loading+Receiving: { :i i’.:.ii ::iI ’. : i.ii~i"7 !,~ : :..-:50 -.-
200
450.450
Loading Dock 100
Receiving
Trash Room
200
50 50
Security 100
SUPPORT & STORAGE
SUBTOTAL 4716 6148 7465 7465
Palo Alto Art Center Programming Report
21
C.DAVID ROBINSON ARCHITECTS
Assignable
1. GENERAL PUBLIC SERVICES
2A. EXHIBITION
2B. CHILDREN’S PROGRAMS
2C-F. ADULT PROGRAMS
3A. ADMINISTRATION
3B-F. SUPPORT / STORAGE
Existing Enhanced Expanded Library
4499 5215 7515
3784 4700 5350
812 3790 4520
7173 8194 16926
3083 4342 5062
4716 6148 7365
24067 32389 46738
TOTALS
Assignable
*Non-Assignable
Total Square Feet
Existing Enhanced Expanded
24067 32389 46738
4813 6478 9348
28880 38867 56086
*Computed @ 20% of assignable
** Total assignable area shared with library = 1,880 sq. ft.
Exterior Area
9295
5350
4520
16926
5062
7465
48618
Library
48618 **
NA
NA
Existing Enhanced Expanded Library
Courtyard 3788 3788 3788 5000Sculpture Garden 6487 6487 7000 7000Raku Area 795 °795 1000 1000Garage Storage 50._9_0 500 500 500
11,570 11,570 12,288 13,500
Palo Alto-Art Center Programming Report
22
PALO ALTO MAIN LIBRARY PARKING COUNT
AREA TOTAL SHARE W/ PARKING
ART CENTER COUNT
COMMENTS
IPUBLIC ENTRANCE/LOBBY
;PUBLIC MEETING ROOMS
CIRCULATION SERVICES
COMMUNITY SPACES
caf~/store @ 900i
exhibit @ 4001
CHILDREN SERVICES
TEENS
ADULT SERVICES - FICTION
fiction @ 4424
a/v @ 2430
copy alcove @250
ADULT SERVICES - NON FICTION
not-fiction @ 10,872
quiet and group study, tech lab
adult workroom @ 2,220
homework center @ 700 on 1st fir
PERIODICALS
back issue on 2nd fir
LOCAL HISTORY
TECHNOLOGY SERVICES
1200
1950
4212
1300
60
948
7104
17076
2565
2062
85O
1950
1300
n/a
32.5
16.8
22
2
2
19
13.5
4.3
3
4
2.7
ancillary use
1per4 seats, 15 sft per person
admin = 1 per 250 sft
ancillary use
ancillary use
ust collection
20 patrons per program
88 patrons per program
8 patrons per program
2-4 patrons per program
76
12+28+14
17 staff + 2 volunteem
12
28
16, use 1 per4
670 wk area, admin = 1 per 250 sft
ADMINISTRATION
STAFF SUPPORT
TECHNICAL SERVICES
FRIENDS BOOK SALES
BASEMENT STORAGE
ITOTAL PARKING COUNT
787
2580
3310
2500
1200
3.1
13.2
150"11
admin = 1 per 250 sft
ancillary use
admin = 1 per 250 sft
1-2 volunteem
ancillan/use
I
MARK CAVAGNERO ASSOCIATES WITH SWA GROUP
PALO ALTO ART CENTER PARKING COUNT
AREA EXISTING ANTICIPATED ANTICIPATED PARKING
PROGRAM # PEOPLE COUNT
COMMENTS
GENERAL PUBLIC SERWCE
LOBBY
GALLERY SHOP
AUDITORIUM
presentation hall @1735
LECTURE HALL
presentation hall @ 1200
FOOD SERVICE
886 1600
100 600
2893 3145
248 62.0
1350
53.3 13.3
620 820
ancillary use
ancillary use
1 per 4 seats, 7 sft per person
1 per4 seats,15 sft per person, 400 sft stage
ancillary use
PROGRAM
EXHIBITION
main gallery @ 3500
2 special galleries @ 500
1 special gallery @ 700
CHILDREN’S ART PROGRAM
Proiect Look classroom @1200
3 classrooms @700
gallery space @700
ADULT STUDIO PROGRAM
4 studios @1400
studio @2000
studio @ 234(~
COMBINED ADULT/CHILDREN’S PROGRAM
VOLUNTEER
OTHER
meetin~l room~
dance classroom @1500
3784
812
5350
4520
15
6O
3.8
2.0
6.0
5793 12415 120 30.0
15
3
20
75
1227
354
1500
1180
200
3.8
1.5
5.0
18.8
1 per 4, 15 people per hr projected use
IWith 15 sff per person, 346 people
I No parking -~rnm~’-e for children
2 spaces for teachers per classroom
2 spaces for teachers per classroom
ancillary use
1 Per 4 People based on proiected usage
1 per 4 people
1 per 2 people, versus I Per 250 or 1.54
1 per 4 n~nnle
1 per 4 people, 20 sft Der Derson
PROGRAM SUPPORT
STORAGE
EXHIBIT SUPPORT
EXHIBIT PREPARATION
ART HANDLING
LOADING AND RECEIVING
ADMINISTRATION
3708
1008
4850 ancillary use
1060 ancillary use
705 ancillary use
400 andllary use
350 ancillary use
5062 15.0 1 per person versus 1per250 or 20.25303215
ITOTAL PARKING CouNT I I I 624"31 181.11 I
Note:
Total Parking Count assumes full build out of Art Center program.
Total assumes either lecture hall and auditorium (328 people) with typical usership of galleries (15) o_r night use of galleries for opening (346 people).
Daily use of lecture hall, auditorium and gallery, not special use of gallery opening, used for parking count.
- ¯MARK CAVAGNERO ASSOCIATES WITH SWA GROUP
~m
PROPOSED SITE PLAN
PROPOSED SITE PLAN
Throughout the site planning process, we evaluated numerous space allocation options for the site.
Most of the options focused on the importance of maintaining the community gardens and enhancing
the connection between the two buildings, qualities that were expressed by both the Steering
Committee and the Community in our first public forum. The concept of maintaining the trees and open
space at the center of the site, while highlighting the connection of the site to Rinconada Park to the
west of the site are identified in the attached Site Concept diagram.
From the many space allocation options, we developed four schemes that were subsequently presented
and reviewed at the second community meeting as well as at meetings with the City of Palo Alto Boards
and Commissions. These options were identified as Schemes 1, 2, 3 and 4 and are included in the
Appendix of this report. Of the four options, two schemes were selected to be developed further.
These schemes are described and included in this section.
In developing these schemes, the following design principles and project parameters were used as
guidelines:
¯Accommodate growth of building and parking programs.
¯Recognize value and asset of community gardens.
¯Maximize quality of open space - groves, courtyards and gardens.
¯Respect and preserve valuable trees.
¯Respect setbacks and buffers at edges of site.
¯Provide access to site that minimizes impact on neighborhood, improves safety and efficiency.
¯Consider importance of the buildings in light of their ability to be renovated and meet program
needs.
¯Provide shared uses to enhance the connection of two buildings, making a further collaboration of
the two programs.
¯Reinforce open space characteristics of the site to create public spaces for use by both facilities that
will include courts, glades, lawns, pedestrian walkways, groves and other similar elements.
¯Plan for all new construction to be sustainable and ecologically sound.
¯Provide ability to drive on site between parking fields.
¯Provide good pedestrian circulation.
Following are drawings indicating the proposed space allocations for The Palo Alto Main Library and Art
Center. The Preferred Scheme (Scheme 3) shows an all new library building while the Alternate Scheme
(Scheme 2) retains the Main Reading Room with an adjacent ohe and two story addition. Both schemes
provide a one-story, 10,000 square foot addition to the Art Center with renovation of the existing building.
Both schemes also show a 10 percent net reduction of the Community Gardens, the majority of mature
trees retained and multiple garden and courtyard spaces. Traffic circulation through the site is also
enhanced in both schemes through the connection of the two parking fields previously isolated from each
other
Mark Cavagnero Associates with SWA Group Palo Alto Main Library and Art Center
Newe!t Road - 2
Pine Street
R1 -RESIDENTIAL
Neighborhood
Rt-RESIDENTIAL
Neigh~
Site Conce Dia_gram Palo Alto Main Ubrary & Arts Center Master Plan
Mark Ca~agne~o ~ W~h The SWAG~oup
Scale:I" = 40’-0"
PREFERRED SCHEME
(SCHEME 3)
MAIN LIBRARY
The Preferred Scheme shows an all new two-story library building located in the same footprint as the
existing reading room and expands towards Newell Road. A new library would provide an intuitive and
easily navigable library for the public, the opportunity to create a new character for the entire library, a
more energy efficient library that is less expensive to staff and to maintain, flexible power and data
distribution throughout and life safety standards at current technology standards. Most importantly, it
meets the programmatic needs for the library that were identified in the New Library Plan.
ART CENTER
In this scheme, the Art Center would build a 10,000 square foot addition as the first phase of their
program expansion. The existing building systems and interior spaces would be upgraded. The second
phase for the Art Center would entail the construction of a new auditorium to the west of the addition
built in Phase 1. In this second phase, the existing auditorium would be renovated into a lecture hall
and dance studio. The third phase for the Art Center would expand the adult art program to the south of
the existing art wing.
SITE
Due to the compaction and location of the new building and the ability to park under the entire building,
this scheme provides the majority of the parking on the surface and does not require a parking structure.
It also retains the most of the existing mature trees on the site, creating a central open space that can
be shared by the two buildings as well as the public.
Mark Cavagnero Associates with SWA Group Palo Alto Main Library and Art Center
® ®®
PREFERRED SCHEME
(SCHEME 3)
250 CARS - SURFACE PARKING
50 CARS - UNDERGROUND PARKING
300 TOTAL CARS
PALO ALTO MAIN LIBRARY AND ART CENTER PREFERRED SCHEME
(SCHEME 3)NTS MARK CAVAGNERO ASSOCIATES WITH SWA GROUP
LINE OF (E) GARDENS
RELOCATED 10’-O" PERIMETER ROAD
90g COMMUNITY GARDENS
(PLOTS ADDED TO PERIMETER & ROAD RELOCATED)
250 CARS - SURFACE PARKING
50 CARS - UNDERGROUND PARKING
300 TOTAL CARS
SCULPTURE~)URT
NEW
COURT
PH.2 ART CENTER
DROP OFF
NEWELL RD
,
SERVICE
PALO ALTO MAIN LIBRARY AND ART CENTER
MARK CAVAONERO ASSOCIATES WITH SWA GROUP
PREFERRED SCHEME (SCHEME 3)
SCALE 1" = 80’-0"
f
t
Newetl Road - 2 lane
Pedestrian &
Bicycle Circulation Paio Alto Main Ubranj & Arts Center Master Plan Scale: 1"=40’
ALTERNATE SCHEME
(SCHEME 2)
MAIN LIBRARY
The Alternate Scheme retains the existing Main Library Reading Room designed by Edward Durrell
Stone with a two story addition and a one story section that transitions from the low eave line of the
existing building to the two story addition while removing as few mature trees as possible. As set out in
the structural assessment of the building provided by Hobach-Lewin Structural Engineers and included
in the appendix of this report, the existing Reading Room would require a seismic retrofit that would
have a significant impact on the character and appearance of the space. Moreover, the existing room
has inflexible power and data distribution possibilities that would limit the use of the room. The
attenuated form created by adding to the introverted, central form of the reading room makes davigation
through the library less intuitive for the public and more difficult and expensive to staff. By the necessity
of separating the building functions, this scheme compromises the library program.
ART CENTER
The Art Center renovation and addition remains the same as set out in the Preferred Scheme. See the
above description for the details.
SITE
The attenuated form of the library addition creates a larger footprint for the library building and places
the structure closer to the residential neighbors than the footprint of the new library in the Preferred
Scheme. Due to the attenuated nature of the library building in this scheme, the amount of surface
parking is decreased, with a significant amount of the parking located further from the library entrance
than shown in the Preferred Scheme. In order to maintain the 300 car parking goal, a sunken two story
parking structure is proposed at the southeast corner of the site. This parking structure would require a
significant initial expense to build as well as an ongoing expense to maintain.
Like the Preferred Scheme, this plan provides a central open space that can be shared by the two
buildings. However, the addition to the library requires the displacement of a number of trees that are
retained in the Preferred Scheme.
Mark Cavagnero Associates with SWA Group Palo Alto Main Library and Art Center
ALTERNATE SCHEME
(SCHEME 2)
136 CARS - SURFACE PARKING
148 CARS - STRUCTURED PARKING
284 TOTAL CARS
39 CARS - UNDERGROUND PARKING
323 TOTAL CARS
PALO ALTO MAIN LIBRARY AND ART CENTER ALTERNATE SCHEME
(SCHEME 2)NTS MARK CAVAGNERO ASSOCIATES WITH SWA GROUP
LINE OF (E) GARDENS
RELOCATED 10’-0" PERIMETER ROAD
90~; COMMUNITY GARDENS
(PLOTS ADDED TO PERIMETER & ROAD RELOCATED)
DROP OFF
\
/
/
///
///
///
//
PH.2 ART CENTER I
DROP OFF
SERVICE
PH.3 ART
CENTER
NEWELL RD
PALO ALTO MAIN LIBRARY AND ART CENTER
MARK CAVAGNERO ASSOCIATES WITH SWA GROUP
136 CARS -SURFACE PARKING
148 CARS - STRUCTURED PARKING
284 TOTAL CARS
WITH:
39 CARS - UNDERGROUND PARKING
323 TOTAL CARS
ALTERNATE SCHEME (SCHEME 2)
SCALE 1" = 80’-0"
PUBLIC PROCESS
PUBLIC PROCESS
There were three public forums held to encourage community input for the Site Planning process.
These forums were held on the following dates:
Public Forum # 1 - September 22, 2001 at the Palo Alto Art Center Auditorium
Summary of need presented by the Palo Alto Art Center and Main Library
Site Analysis presentation by Mark Cavagnero Associates and SWA Group.
¯Public Forum #2 - October 26, 2001 at City Hall Council Chambers
Presentation of Four Schemes to the public by Mark Cavagnero Associates and SWA Group.
¯Public Forum # 3 - December 8, 2001 at City Hall Council Chambers
Presentation of the Preferred and Alternate Schemes by Mark Cavagnero Associates.
Included in this section are tabulations of the public comments, questions, issues and observations
collected by the Steering Committee.
Mark Cavagnero Associates with SWA Group Palo Alto Main Library and Art Center
Main Library and Art Center Joint Site Survey
Tabulation of comments from Public Forum #1, Sept. 22, 2001
¯ (comments received from 57 people)
General concerns, issues and priorities:
General priorities
Keep eommuaity gardens (9) (see also below, under gardens)
Make upgrading library a priority (8) (see also below, under library)
Important to have big vision, look to future (6)
Shared space/facilities a good idea (6)
Emphasis on building in phases based on greatest need (5)
Within the art center, a need for greater classroom space (5) (see also
below, under art center)
Concerned with impact on res. neighborhood, keeping buffer zones (4)
North-south equity in Palo Alto (3)
(including need for improvements at Cubberly, esp. metal studios)
No caf~, shop, or commercial areas (2)
Give voters chance to choose library or library-art center expansion (1)
Site/facility design
Providing auditorium and meeting spaces important (4)
Emphasi~.e building inward or upward, not out (4)
Important to keep park-like setting (3)
Integration with Rinconada a good idea (3)
Sculpture garden a good idea (2)
Emphasize indoor-outdoor spaces (2)
Green/sustainable buildings (2)
Concerns about feasibility of expanding two buildings at once (2)
One building a good idea (1)
People-friendly scale (not auto) important (1)
Dislike central green-spine concept (1)
Okay to cut down some trees to accommodate other needs (1)
Parking and traffic
Emphasize alternative forms of transportation (8)
(includes concerns of pedestrians and bicyclists)
Concerned with traffic and safety, esp. on Newell (7)
Provide adequate parking (including enough for special events) (7)
Underground parking a good idea (5)
Concern about expansion of Embarcadero impacting site (1)
Committee-related
Different groups need to c0operate/work together (2)
Co-chairs of committee a good idea (1)
Agree with committee’s principles (1)
More specific comments concerning gardens, library and art center:
Community gardens-related
Keep community gardens (9) (see above)
Ok to scale back gardens or use some garden plots for other needs (4)
Landscape with native plants (1)
Use talents of gardeners, to maintain landscaping (1)
Change service road into garden plots (1)
Separate entrance for gardens (1)
Make sure current plots well-used/managed (1)
Consider a children’s garden (1)
Library-related
Make upgrading library a priority (8) (see above)
New library building (4)
Keep current library building (1)
Needs online and archival upgrading(l)
Preserve comfortable feel of library (1)
Art Center-related
Expansion of classroom space should be priority (5) (see above)
(with advocacy of added children’s classrooms, adult jewelry,
ceramic, photography spaces)
Needs more local community exhibition space (2)
(includes exhibiting work from classes)
Children’s art classes are revenue producing (1)
Serves community well (1)
Better indications of location of meetings being held (1)
Needs new technology--website (1)
prepared by Helen Sanders, 9/27/01
Notes from Main Library/Art Center Community Meeting
October 26, 2001
City Hall, Council Chambers
9:30 a.m. - II:00 a.m.
1. What is timeline for doing Main, Mitchell and Children’s Libraries?
a. Where does funding come from?
b. What are price tags?
Concern expressed that taxes already include school bond and parcel tax, utility
tax, which are difficult for seniors and young families.
c. What is timing for state bond applications?
Concern expressed for project scale and impact on neighborhoods and traffic
generally. Quality of life (QOL) issue.
ao How will traffic and parking be addressed?
Will there be creative solutions? Alternate transportation?
Linking parking lots a good idea.
3. Are there alternatives for scale-of-projects under consideration?
a. Relation of facility scale and size/character of programs,
b.Single destination concept? e.g. encourage walkers from one facility to go to
others with single parking of vehicle - Main/Art Center & Rinconada & Lucie
Stem.
4.Comment that Scheme 3 is best except for loss of reading room.
What would new reading room be like?
Can the new design make us feel better about losing the reading room? (bring
examples: Mountain View Public Library, Tiburon Public Library)
5.Scheme #4 is undesirable and shows lack of understanding of community gardens’
practical needs and sense of integrated site. Can’t just move garden plots around.
6. Defined edge/trellis and small area to eat are good ideas.
7. Concern about 2-story library structure for neighbors - can second story be set back?
8.What are constraints of 50+ year age of Stone building if we don’t get to Main
Library for 7-8 years?
9.2-story parking lot makes scheme 1 and 2 a poor fit with neighborhood.
10.
11.
Open space important - let’s keep it. Keep trees, keep open space, put parking
underground, and favor outdoor art.
What are plans for auditorium? Would it be larger?
Answer: It will be roughly the same size but improved.
12. Website will list meetings.
Other Input:
Plan 3 looks great! It allows for a fresh start on the library. It does mean sacrificing
the current reading room but what it preserves in open space, trees, gardens, and
opporttmities for outdoor art more than makes up for it. We need to look
optimistically at what new library facilities are made possible by the sacrifice.
Please don’t occupy the community garden space with buildings. There are lots of
lawn areas for buildings. If you take garden space, offering an ex-road as garden
replacement (i.e., plan 1,2,3) requires a lot of work before it can be cultivated. Plus,
the edges of the garden are shaded, making them less effective for gardening. Plan 4,
totally bad for gardeners! Gardens will not work under trees.
3. I like where Plan 3 is headed.
Second tier parking structure (east) would be detrimental to quality of life of
neighbors living adjacent.
Please be sensitive to second story aspect of library building. Scheme 3 (new
structure) looks great for many reasons -- no double tier parking structure,
underground (partial) parking; potential courtyard -- but will there be many windows
facing residences and how close will it be to perimeter? Can we consider planting a
denser.second layer of foliage along the perimeter to buffer our backyards from the
additional parking spaces?
The scheme where garden is redesigned along perimeter, I believe, you will get a lot
of opposition from gardeners themselves. They will basically have their plots against
parking lots - not especially peaceful.and contemplative: to._~o exposed. Although a
garden buffer would be created behind my home (a good thing), I don’t think it’s a
good thing for the gardeners.
Be careful about further taxing ... we are a young family and are beginning to feel as
if we will be taxed out of this city. Our taxes have increased approximately 40%!
Since we bought our house in ’92!
All in all this is exciting. I’m excited to have such an incredible array of resources at
my backdoor! Just please keep privacy and quality of life for us in your minds!
Thanks.
5. Lacks long range options for library are limited.
Art Center dominates footprints in the site and limits options for library
expansion/new building.
Proposed 2 stories too near neighborhood.
2.
3.
4.
5.
6.
o
10.
11.
12.
13.
14.
15.
16.
Community Forum #3: Main Library/Art Center Joint Site Study
December 8, 2001
Questions/Issues/Observations
What are the parking locations and number of spaces?
Is there a way of keeping the one-story feel?
Is it possible to have a 2-story building with a 1-story reading room?
Sustainability?
What is the purpose of having an Altemate Scheme?
Qualitative/aesthetic view of new Reading Room so that we have a basis of
comparison with that of Stone conservation.
Can part of the Main library program be reduced or transferred to Mitchell to
preserve/conserve space, the trees and the Stone building?
What is the impact to the adjacent neighbors?
How will the buffer for the community gardens be maintained from the cars
given the connection between the two parking fields?
What. is the pedestrian and bicycle traffic circulation?
Safety for pedestrians/bicyclists within the schemes given the improved
parking and vehicular circulation?
Walking distances on site from parking areas?
What will be the uses for the old auditorium?
Support for deletion of parking structure.
Disability/handicapped access? Distance to auditorium and if there is an
underground parking advantage?
What is the library phasing during construction and the interim use of the
Stone building?
I"I"I
CONSTRUCTION COST ESTIMATE
CONSTRUCTION COST ESTIMATE
A construction cost estimate was prepared by Mack5 for both the Preferred and Alternate schemes.
The cost for the library building, the art center building, the site and landscaping work, and the
structured and underground parking were each identified separately for each scheme. As the
construction cost estimate is based on the site study drawings, it is conceptual in nature and intended to
provide an order of magnitude cost comparison between the two schemes. A number of assumptions
were made in the preparation of the estimate, particularly with regard to the renovation portions of the
project; a list of these assumptions is included in the Commentary section of the cost estimate included
in the Appendix. As set out in the Commentary section, the cost estimate assumes a start date of
construction of May 2005 for both the library and the art center.
The cost estimate identifies the construction costs only; additional soft costs for items such as project
development and management, furnishings, library stacks, moving and interim facility expenses are not
included and should be added by the City to the construction cost for a complete cost estimate.
The resulting construction cost estimates for the Preferred and Alternate schemes indicate that the
costs for the two options are comparable, given the need for significant work to retain the existing
Reading Room and add a parking structure for the Alternate scheme.
The executive summary for the construction cost estimate is included in this section, with the full
construction cost estimate provided in the Appendix.
Mark Cavagnero Associates with SWA Group Palo Alto Main Library and Art Center
loverali Cost Plan Summary M5-01-29
December 26, 2001
SCHEME 2: ALTERNATE
Library Addition and Remodel
-Building
-Subterranean Parking (39 Parking Stalls)
Landscaping (Including 136 Surface Parking Stalls)
Art Center: Phase 1
Isolated Parking Structure (148 Parking Stalls)
GFA $/SF $,000
63,230 301
27,360 85
LIBRARY: SUB-TOTAL
39,190 218
56,460 73
SCHEME 2: TOTAL
19,038
2,321
21,359
3,719
8,525
4,136
37,738
SCHEME 3: PREFERRED
New Library
-Building
-Subterranean Parking (50 Parking Stalls)
63,725 323
32,185 76
LIBRARY: SUB-TOTAL
20,556
2,441
22,997
Art Center: Phase 1
Landscaping (Including 250 Surface Parking Stalls)
39,190 218
SCHEME 3: TOTAL
38,000
37,000
36,000
35,000
34,000
33,000
32,000
31,000
30,000
Scheme 2: Library Addition and Remodel Scheme 3: New Library
8,525
5,412
36,934
Ioverall Cost Plan Summary M5-01-29i
December 26, 2001_i
ALTERNATES
GFA $/SF $,000
Alternate No.l: Surface Parking in lieu of Isolated Parking Structure
(220 Surface Parking Stalls in lieu of 136
Surface Parking Stalls and 148 Isolated
Parking Structure Stalls)
6,300
2,900
ART CENTER PHASE 2
Alternate No.2: Art Center: Phase 2
New Auditorium and Basement Extension
Remodel Existing Auditorium
PHASE 2: SUB-TOTAL
6,300
2,900
PHASE 2: TOTAL
375
195
85
45
Escalation @ 3.5% p.a. (Up to 2009)
Escalation @ 3.5% p.a. (Up to 2009)
ART CENTER PHASE 3
Alternate No.3: Art Center: Phase 3
New Extension - Adult Art 7,540
PHASE 3: SUB-TOTAL
7,540
PHASE 3: TOTAL
290
105Escalation @ 3.5% p.a. (Up to 2011 )
(3,866)
2,363
566
2,928
536
131
3,594
2,187
2,187
792
2,978
Executive Summary t M5-01-2~
..... ~Decem_~ber 26, 200~1.. i
PALO ALTO MAIN LIBRARY AND ART CENTER
SCHEME 2 AND SCHEME 3
Construction and Parking Costs
Library Construction Cost
Library
Subterranean Parking
Building Cost
Art Center
Cost Including Art Center
Landscaping
Cost Including Landscaping
¯ Isolated Parking Structure
Cost Including Isolated Parking
Cost per Subterranean Parking Stall
Subterranean Parking (Excluding Storage Area)
Library
Scheme 2 Scheme 3 Difference
Dollars in Thousands
19,038
2,321
21,359
20,556
2,441
22,997
8,525
29,883
8,525
31,522
5,412
36,934
0
36,934
3,719
33,602
41136
37,738
(1,518)
(121)
(1,638)
0
(1,638)
(1,693)
(3,332)
4,136
804
44 26 18
Areas and Quantities
Gross Building Area
Library - New
Library - Remodel
Library - Subterranean Parking
Total without Isolated Parking Structure
Isolated Parking Structure
Total with Isolated Parking Structure
Parking Stalls
Surface Parking
Subterranean Parking
Total without Isolated Parking Structure
Surface Parking
Subterranean Parking
Isolated Structure Parking
Total with Isolated Parking Structure
Area in Square Feet
49,830
13,400
27,360
90,590
63,725
0
32,185
95,910
56,460
147,050
0
95,910
Number of Parking Stalls
(13,895)
13,400
(4,825)_
(5,320)
56,460
51,t40
220 250 (30)
39 50 (11)
259 300 (41)
136 250 (114)
39 50 (11 )
148 0 148
323 300 23
APPENDIX
Steering Committee Member List
Space Needs Summaries
Schemes 1 through 4
Structural Assessment
Construction Cost Estimate
STEERING COMMITTEE MEMBER LIST
MAIN LIBRARY AND ART CENTER SITE COMMITI’EE
Library Representatives-
Mary Jo Levy, Director of Libraries
Diane Jennings, Manager, Main Library Services
Tony Angiletta, Vice Chair, Library Advisory Commission
Shelby Valentine, President, Friends of the Palo Alto Library
Karen White, Member, Friends of the Palo Alto Library
Art Center Representatives--
Leon Kaplan, Director, Arts and Culture
Linda Craighead, Director, Art Center
Rob Steinberg, Member, Art Center Foundation
Carolyn Tucher, President, Art Center Foundation
Lucy Berman, Vice President, Art Center Foundation
Community Gardens Representatives-
Pauline Jacobus
Dr. Richard Sibley
Barbara Pande
City of Palo Alto Department of Public Works -
Kent Steffens, Assistant Director, Engineering Division
Bob Morris, Senior Project Manager, Engineering Division
City of Palo Alto Planning Department -
Tricia Schimpp, Planner
City of Palo Alto Department of Community Services -
Paul Thiltgen, Director
City of Palo Alto Public Art Commission -
**Brigid Barton, Liaison
**Joined Committee on December 3, 2001
SPACE NEEDS SUMMARIES
PALO ALTO MAIN LIBRARY SPACE NEEDS SUMMARY
AREA TOTAL FIRST FLR
:PUBLIC ENTRANCE/LOBBY 1200Main Building Entrance and Lobb 500
Public Restrooms 350
SECOND FLR BASEMENT
350
SHARE W/
ARTCENTER COMMENTS
PUBLIC MEETING ROOMS
Large Meeting Room
Small Kitchen
Storage
AN Storage
CIRCULATION SERVICES
Information Desk
Circulation DeskCirculation Workroom
Conference
Book Drop
Central StorageCirculation Supervisor’s Office
27O0
4212
2250
150
250
50
2O0
972
2170
150
200
4O0
120
2700
For 150 people, need 2250 sit
COMMUNITY SPACES
Caf~ Fdends Store
Exhibil
1300
90O
400
9O0
CHILDREN SERVICES 108 108
TEENS 1014 1014
ADULT SERVICES - FICTION
Fiction Collection
AN Collection
Copy Alcove
7104
4424
2430
250
ADULT SERVICES - NON FICTION
Reference Desk
Non Fictio=
Quiet Stud’
Group Study
Technology Lab
Adult Services Workroom
Copy Alcove
Conference
Homework Center
Olflce
17920
400
70(;
12(;
PERIODICALS
PedodicakBack Issue Periodicals
3905
2155
1750
LOCAL HISTORY
Local Histon/Area
Local Histmy Workama
2553
2301’
252
TECHNOLOGY SERVICES
Computer Equipment Room
Workroom
Dept. Heed Office
82O
250
450
120
ADMINISTRATION
Branch Manager
Volunteer Coordinator
Homebound/Outreach Workarea
Homebound Office
787
175
120
372
120
STAFF SUPPORT
Staff Lounge
Staff Restrooms
Janitorial Closets
ReceivingJDelivepj
Storage
Storable - Extra Stock
Staff EntP~
2580
1130
175 175
75 75
150
40(;
20(;
200
TECHNICAL SERVICES
Workroom
Dept Head Office
Storage
3408
3138
120
150
FRIENDS BOOK SALES 2500 2500
BASEMENT STORAGE 1200 1200
ASSIGNABLE
NON-ASSIGNABLE (.25)
ALLOCATION PER PROGRAM
TOTAL SQUARE ~-~-- I
53311 28138 20673 450013327.75 7034.5 5168.25 1125(12601)(3150)(3150)(6301)
66638.75 35172.5 25841.25 5625
MARK CAVAGNERO ASSOCIATES WITH SWA GROUP
PALO ALTO ART CENTER SPACE NEEDS SUMMARY
AREA EXISTING I IMMEDIATE COMMENTS
GENERAL PUBLIC SERVICE
LOBBY
GALLERY SHOP
AUDITORIUM
presentation hall + stage + proj. booth @2445
LECTURE HALL
FOOD SERVICE
886 1200
100 600
2893 3045
620 370
1600
6OO
3145
1350
820 Caf~plus Caterers Prep
PROGRAM
EXHIBITION
main gallery @ 3500
Community, Gallery @ 500
CHILDREN’S ART PROGRAM
Proiect Look classroom @1200
3 classrooms @700
gallery space @700
office space@424
ADULT STUDIO PROGRAM
4 studios @1400
studio @2000
studio @ 2340
COMBINED ADULT/CHILDREN’S PROGRAM
VOLUNTEER
3784
812
5793
1180
200
4850
4214
6583
1227
334
5350
4944
13815
1227
384DANCE STUDIO
PROGRAM SUPPORT
ADMINISTRATION
Front Office
Administration Area
1500
STORAGE
EXHIBIT SUPPORT
EXHIBIT PREPARATION
incl. Exhibit Prep Office @ 1401
ART HANDLING
LOADING AND RECEIVING
3781
3708
1008
368
4210
4143
1000
795
3OO
5O
368
4810
4850
1060
845
400
450
PER CURRENT PROGRAM
GENERAL PUBLIC SERVICE
EXHIBITION
CHILDREN’S PROGRAMS
ADULT PROGRAMS
ADMINISTRATION
SUPPORT/STORAGE
EXISTING IMM. NEED
4499 5215
3784 4850
812 4214
7173 8194
3781 4578
4716 6288
PHASE 2 COMMENTS
7515
5350
4944 includes 424 for offices
16926
5178 deletes 120 off, redistributes
7605 includes 140 for offices
ASSIGNABLE
NON-ASSIGNABLE
TOTAL SQUARE FEET
24,765 33,339 47,518
4,953 6,668 9,504
29,718 40,007 57,022
PER ORIGINAL PROGRAM
GENERAL PUBLIC SERVICE
EXHIBITION
CHILDREN’S PROGRAMS
ADULT PROGRAMS
ADMINISTRATION
SUPPORT/STORAGE
EXISTING IMM. NEED
4499 5215
3784 4700
812 3790!
7173 81941
3083 4342
4716 6148
PHASE 2 COMMENTS
7515
5350 4850 per breakdown
4520
16926:
5062 missing meeting room
7365 7465 I~er breakdown
IASSIGNABLE 24,067 32,389 46,738iNON-ASSIGNABLE 4,813 6,478 9,348TOTAL SQUARE FEET 28,880 38,867 56,086i
italics indicate numbers that do not correspond to program breakdown
MARK CAVAGNERO ASSOCIATES WITH SWA GROUP
SCHEMES 1 THROUGH 4
N E’WELL RD
PALO ALTO MAIN LIBRARY AND ART CENTER
MARK CAVAGNERO ASSOCIATES WlTI-I SWA OROUPSCHEME 1 SCALE 1" = 120’-0"
SCHEME 1
SCHEME
0
NEWELL RD
136 CARS - SURFACE PARKING
148 CARS - STRUCTURED PARKING
284 TOTAL CARS
WITH:
39 CARS - UNDERGROUND PARKING
325 TOTAL CARS
PALO ALTO MAIN LIBRARY AND ART CENTER
MARK CAVAGNERO ASSOCIATES WITH SWA GROUPALTERNATIVE SCHEME (SCHEME 2)SCALE 1" = 120’-0"
ALTERNATE SCHEME
(SCHEME 2)
ALTERNATE SCHEME
(SCHEME 2)
(3
N E’WELL RD
OOO
250 CARS -SURFACE PARKING
50 CARS -UNDERGROUND PARKING
500 TOTAL CARS
PALO ALTO MAIN LIBRARY AND ART CENTER
MARK CAVAGNERO ASSOCIATES WITH SWA GROUPPREFERRED SCHEME (SCHEME 3)SCALE 1" = 120’-0"
PREFERRED SCHEME
(SCHEME 3)
PREFERRED SCHEME
(SCHEME 3)
NEWELL RD
PALO ALTO MAIN LIBRARY AND ART CENTER
MARK CAVAGNERO ASSOCIATES WITH SWA (~ROUPSCHEME4 SCALE 1" = 120’-0"
SCHEME 4
SCHEME 4
STRUCTURAL ASSESSMENT
HOHBACH-LEWIN, INC.
STRU~. TURAL ENGINEERS
260 Sheridan Avenue. Su=to 150, Pal== Allo. CA 94306 ¯ (650) 617-5930 ¯ Fax (650) 617-5932
December 10, 2001
Ms. Carolyn Tucher, Chair
Library - Art Center Site Study Committee
1313 Newell Road
Palo Alto, CA 94303
Fax: 650-326-6165
Copy Io:Roslyn Cole
Mark Cavagnero Assoc.
415-398-6943
Project:Palo Alto Art Center and the Palo Alto Library Structural Assessment
Hohbach-Lewin Project No. 1430C
Subject:Letter Report.
Dear Ms. Tucher:
We have provided the following structural engineering services associated with the
evaluation of the above project:
1 ) Reviewed original construction drawings and other available drawings
documenting subsequent modifications to the building.
2)Performed a Tier 1 seismic evaluation of the two buildings based on FEMA.
310, (Federal Emergency Management Agency) " Handbook for the
Seismic Evaluation of Buildings" with a life safety performance level criterion.
3)Written this letter report to address the following items to address questions
posed by you in your letter of October 22, 2001.
a. Evaluation of the buildings’ seismic force resisting capability
b. Discussion of impact of any modifications since the original construction
on the structural integrity of the buildings.
c. Recommended seismic retrofits and associated engineer’s order of
magnitude construction cost estimates.
This letter report summarizes our preliminary findings.
Review of Construction Documents
Our review of existing construction documents consisted of the review of the following
drawings: provided by you from the City of Palo Alto’s files.
City Hall Building for the City Of Palo Alto, Palo Alto, California, Sheet $1 through
$15, by Associated Construction Consultants, dated February 11, 1952.
Cultural Center Seismic Renovations, Sheet $1 through $14, by David J.
Hammond Structural Engineer, dated May 23, 1984.
Main Library Building for City of Palo Alto, California, Sheet $1 through $10, by
Hall Pregnoff & Matheu, Structural Engineers, dated June 7, 1957.
Palo Alto Main Library Phase One Alterations, Sheet $1 through $4, by Douglas
J. Vossbdnck Consulting Engineer, dated July 17, 1981.
Palo Alto Main Library Phase Two Alterations, Sheet $1 through $6, by Douglas
J. Vossbrinck Consulting Engineer, dated July 6, 1982.
We also have reviewed the following items that we located in our own files:
Soil Investigation for the proposed Palo Alto Library Building, by Woodward-
Clyde & Associates, dated April 16, 1957.
Calculations for Main Library Building, Palo Alto, by Hall, Pregnoff & Mathew,
dated May 17, 1957.
Building Descriptions
Palo Alto City Hall apparently was constructed in the early 1950’s and is a one-story
brick masonry building of irregular plan with a partial basement.
The original roof structural system is 1" diagonal sheathing over 2x8 joist @ 16" o.c.
spanning to glulaminated wood arches or wood trusses, spanning between bdck
masonry walls. A spread footing foundation is utilized.
The lateral load resisting system consists of the roofs functioning as diaphragms
spanning between the perimeter brick masonry walls. Positive anchorage between the
panels and the diaphragms is provided at the roof level.
During the seismic renovation, new 3/8 plywood sheathing was placed over the existing
diagonal sheathing. Additional wall ties to the roof diaphragm were also added to brace
the walls out of plane.
Palo Alto Main Library apparently was constructed in 1957 and 1958 and is a one story
steel and wood framed building with a gabled central roof extending the length of the
main wing. One wing of the building is built on a concrete slab floor over a basement
used for book storage. The exterior terra cotta masonry screen walls are structurally
separate from the balance of the building.
The roof structural system is a panelized wood system consisting of ½" plywood
spanning over 2x4 flat sub-purlins, spanning between 4x8 purlins @ 48" o.c. spanning to
steel beams.
A combination of isolated spread footings and drilled piers are utilized for the foundation.
The lateral load resisting system consists of the roof structures functioning as
diaphragms spanning between light weight steel moment resisting frames and cantilever
columns.
In 1981, as part of an architectural alteration, new tension rod bracing was added at
several locations. New W6x15 knee braces were also added to several of the existing
moment resisting frames and the two truss moment frames. Additional framing was
added at the roof to brace the chimney.
Seismic Evaluation Results
Art Center- Only minor deficiencies were identified in the Art Center Building, when
evaluated as upgraded per the 1984 construction documents.
Main Library- Several seismic deficiencies were identified in the Main Library Building
during the Tier I screening phase.
1 ) Excessive axial stress in columns in braced frames created by the
retrofit.
2)
3)
4)
Excessive amount of flexibility in the moment frames, which could
result in a large amount of non-structural damage such as plaster
ceiling failures and window breakage.
Likely inadequate ductility in moment frame connections.
Un-reinforced terra cotta screen walls are inadequately braced out-of-
plane.
5)Inadequate strength connections at re-entrant corners at junction of
east wing to main wing.
Note that none of the above identified deficiencies are characterized as structural
collapse hazards, thus any danger to life safety in a major seismic event will be
due to falling hazards from non-structural components such as the plaster ceiling.
Although braced by the roof, the chimney is also a likely location for damage due
to its greater lateral stiffness than the balance of the building.
Seismic Retrofit Recommendations
Art Center- No seismic retrofit of this building is suggested unless extensive
modifications to the existing buildings are to be performed. In that case some additional
wall anchorage and reinforcing of re-entrant comers should be added at several
locations.
Main Library- To address the above noted deficiencies additional lateral force resisting
elements should be added to stiffen and strengthen the building. These elements can
take the form of multiple new elements of smaller dimension or several larger
dimensioned elements.
An additional alternative is to add fluid viscous dampers to act as energy dissipators to
reduce building drift without requiring the foundations.
The attached sketches conceptually delineate two alternative retrofit schemes.
Scheme A- This scheme comprises the provision of multiple additional braced
frame elements, with some associated foundation work, to strengthen and stiffen the
main wing. Strengthening the connections between the two wings is also included.
As a variant to adding the numerous new lateral force resisting elements shown in this
scheme, a much smaller number of stronger, stiffer braced frames with new foundations
could be added. Some additional strengthening of beam connections would be required
with this approach.
Scheme B. This scheme comprises the provision of fluid viscous dampers with
associated braced frame elements at selected locations.
The retrofit schemes noted above are conceptual. A detailed quantitative analysis is
required to accurately determine the appropriate level of retrofit.
Engineer’s Construction Cost Estimate-~
We understand that a professional cost estimator has prepared a construction cost
estimate that includes the above retrofit schemes; thus we have not included engineer’s
construction cost estimates in this report
We appreciate being service to you in the preparation of this report. Please call with any
questions or comments.
Sincerely,
Hohbach-Lewin, Inc
Doug Hohbach, S.E.
Principal
Reference Documents:
1 )FEMA 273-NEHRP Guidelines for the Seismic Rehabilitation of Buildings.
2)1955 Uniform Building Code
3)AISC Manual of Steel Construction
$.TR UC TU.RA L
2.60 Sher’lda.n Avenue,
ELEVATION
~.HOHBACH=LEWIN, INO.
’~I-:-"
,STRUCTURAL " ENGINEERS
260 .Sherrdan Avenue,Suite 150---- -P~I~ Alto, CA 9306 "
CONSTRUCTION COST ESTIMATE
CONCEPTUAL COST PLAN
PALO ALTO MAIN LIBRARY AND ART CENTER
FEASIBILITY STUDIES
December 26, 2001
Conceptual Cost Plan
for
Palo Alto Main Library and Art Center
at
Palo Alto, California
Roslyn Cole
Mark Cavagnero Associates
160 Sansome Street
Suite 200
San Francisco
94111
USA
Tel: (415) 398-6944
Fax: (415) 398-6943
roslyn (~,cava.q neroassociates .corn
December 26, 2001
M5-01-29iIContents[December~i mack5
Page
Commentary ...........................................................................................................1 - 9
Executive Summary ..................................................................................................10 - 11
Gross Floor Areas ....................................................................................................12 - 13
Overall Cost Plan Summary .......................................................................................14 - 15
Scheme 2:
Scheme 2:
Scheme 2:
Library Addition and Remodel Summary ........................................................16
Library Addition and Remodel Graph and Ratios .............................................17
Library Addition and Remodel Estimate Breakdown .........................................18 - 28
Scheme 2:
Scheme 2:
Scheme 2:
Library Addition and Remodel Subterranean Parking Summary ..........................29
Library Addition and Remodel Subterranean Parking Graph and Ratios ...............30
Library Addition and Remodel Subterranean Parking Estimate Breakdown ...........31 - 35
Isolated Parking
Isolated Parking
Isolated Parking
Structure Summary ............................................................................36
Structure Graph and Ratios ..................................................................37
Structure Estimate Breakdown ..............................................................38 - 42
Scheme 3: New
Scheme 3: New
Scheme 3: New
Library Summary ................................................................................43
Library Graph and Ratios .....................................................................44
Library Estimate Breakdown .................................................................45 - 54
Scheme 3: New Library Subterranean Parking Summary ..................................................55
Scheme 3: New Library Subterranean Parking Graph and Ratios .......................................56
Scheme 3: New Library Subterranean Parking Estimate Breakdown ...................................57 - 61
Art Center: Phase I Summary ..................................................................................62
Art Center: Phase 1 Graph and Ratios..’63
Art Center: Phase 1 Estimate Breakdown ......................................................................64 - 72
Alternates ...............................................................................................................73 - 74
Commentary M5-01-29
December 26, 2001
INTRODUCTION This feasibility studies consists of two schemes for two
existing, separate buildings -the main library and the arts
center. There also is parking schemes including structured
and surface parking. Site work improvements are
extensive.
The main library has an addition / remodel scheme plus a
scheme to replace the library in its entirety. The work at
the art center consists of remodeling and phased additions.
ITEMS USED FOR
COST PLAN:
civil drawings None
landscaping
drawings
None
architectural
drawings and
narratives
structural narrative
mechanical
drawings
Narrative of "Main Library Reading Room Deficiencies" by
Mark Cavagnero Associates, dated October 16, 2001, 6
pages only (section is part of a larger report).
Concept/Programmatic plans by Mark Cavagnero
Associates dated July 27, November I and 8, 2001. Three
sheets of site plans; three sheets for the library and one
sheet for the art center.
Draft letter by Doug Hohbach, S.E. of Hohbach-Lewin, Inc.
dated November 12, 2001, 11 pages.
None
plumbing drawings None
electrical drawings
telecommunication
drawings
None
None
specification None
mack5
design team
meetings
Phone conversations with the Architect.
Page I
Commentary M5-01-29
December 26, 2001
ASSUMPTIONS
(a)
(b)
(c)
A start date of May 2005
A construction period of 18 months (Excluding Tenant
Improvements)
The general contract will be competitively bid with qualified
general and main subcontractors
(d)
(e)
(f)
There will not be small business set aside requirements
There are no phasing requirements
The general contractor will have full access to the site at all
hours
mack5
PROJECT SCOPE
This scheme allows for the demolition of the existing back
of house and basement while saving the main library
originally designed by Edward Durell Stone. The
construction includes a new, below grade parking with two
stodes of library above grade. The existing to remain
library is remodeled.
foundations
structure
Foundation work includes drilled reinforced piers with
conventional grade beam plus wall and retaining wall
footings. Shoring is required at the portion of the library to
remain. Subsurface drainage system is included.
Vertical components include reinforced concrete columns,
walls and retaining walls. The horizontal structural
component is a flat structural concrete slabs at the second
floor and roof. There is an allowance to strengthen the
existing chimney.
Page 2
l: commentary M5-01-29!
December 26, 2001 mack5
exterior enclosure
roofing
interior division
finishes
equipment
vertical
transportation
plumbing
HVAC
The cost plan allows for architectural finishes to the
perimeter concrete walls, reworking the existing windows
and providing for new windows. Exterior doors include roll
up doors at the parking structure and two new sets of
automatic double entry doors. There is a roof top
equipment enclosure.
The horizontal roof is planned as a built-up roof over rigid
insulation. The existing pitched roof is planned to have light
weight concrete ’shakes’ over ridged insulation.
The interior walls include CMU and metal studs with
painted gypsum wallboard. Doors are solid core in steel
frames with an allowance for some sidelights. There is also
an allowance for intedor glazed walls. The is an allowance
to repair walls at the existing library.
We include a finish allowance for floors, baseboards, walls
and ceiling finishes. All finishes are planed to be of higher
quality and durability.
Equipment includes cabinet and casework for circulation
and reference desks and other items. No library stacks are
included. Toilet partitions and accessories, countertops,
fire extinguisher and an allowance for handicap signage
and a building donor board. There is an allowance for
window shades and blackout blinds.
There is an allowance for hydraulic elevators. The stairs
are concrete filled metal stairs, one of which is a main,
larger stair.
Plumbing for public bathrooms, kitchen, water conditioning,
deck and roof drains.
The HVAC system combines the existing plant at the
existing library to remain, and new rooftop package units.
Distribution is through metal ductwork
Page 3
’I
Commentary.M5-01-29
December 26, 2001
electrical The electrical system allows for new main services and
distribution, emergency power, machine and equipment
power, user convenience, lighting fixtures and supply,
telephone and communication system and incorporating
and testing with the existing.
fire protection A fire suppression system is a pre-action, dry pipe system.
site preparation &
demolition
Demolition of existing structure, site grading and clearance
and selective demolition inside the structure to remain.
landscaping Landscaping allows for paving both pedestrian and
vehicular, site lighting drainage and miscellaneous fencing.
There is and allowance for structure and water features
site utilities Site utilities are electrical, civil, data and an allowance for
unforeseen conditions.
The feasibility study includes an isolated, partially
subterranean, reinforced concrete parking structure.
mack5
foundations
structure
exterior enclosure
Foundation work includes drilled reinforced piers with
conventional grade beam plus retaining wall footings.
Subsurface drainage system is included.
Vertical components include reinforced concrete columns,
walls and retaining walls. The horizontal structural
component is a slab on grade and fiat structural concrete
slab at the second parking level.
Vertical enclosure is exterior painted concrete walls at the
parking structure. The openings at the lower level have
decorative screens.
Page 4
Icommentary M5-01-29
December 26, 2001
roofing
interior division
The upper deck level parking receives a waterproofing
membrane.
The majority of the walls for the core shell are considered
concrete. A small of amount of non-structural walls are
estimated as metal stud and gypsum board partitions.
finishes
equipment
vertical
transportation
plumbing
HVAC
electrical
fire protection
landscaping
site utilities
Finish allowance for concrete sealing for floors, painted
walls and ceiling finishes.
Equipment includes fire extinguisher, bollards, bicycle
racks and parking gate with remote control.
The stairs are concrete filled metal stairs. There is also a
allowance for a hydraulic elevator.
Plumbing includes roof water drainage and a utility hose
bibs.
There is no mechanical ventilation at the parking structure.
The is a small amount planned for venting the elevator and
stair wells.
Electrical includes lighting primarily with service extended
from another location.
A wet fire suppression system is included throughout.
There is a small allowance for site development "mostly
lighting- as the landscaping and irrigation is carried in other
sections.
Connect mechanical and electrical systems to new
services.
Page 5
Icommentary M5-01-29
December 26, 2001
This scheme allows for the demolition of the existing library
originally designed by Edward Durell Stone. The
construction includes new, below grade parking with two
stories of library above grade.
foundations Foundation work includes drilled reinforced piers with
conventional grade beam plus wall and retaining wall
footings.
structure Vertical components include reinforced concrete columns,
walls and retaining walls. The horizontal structural
component is a flat structural concrete slabs at the second
floor and roof. There is an allowance to strengthen the
existing chimney.
exterior enclosure The cost plan allows for architectural finishes to the
perimeter concrete walls, reworking the existing windows
and providing for new windows. Exterior doom include roll
up doors at the parking structure and two new sets of
automatic double entry doom. There is a roof top
equipment enclosure.
mack5
roofing
interior division
finishes
The horizontal roof is planned as a built-up roof over rigid
insulation. Sheetmetal flashing and counter flashings are
included.
The interior walls include CMU and metal studs with
painted gypsum wallboard. Doors are solid core in steel
frames with an allowance for some sidelights. There is also
an allowance for interior glazed walls. The is an allowance
to repair walls at the existing library.
We include a finish allowance for floors, baseboards, walls
and ceiling finishes. All finishes are planed to be of higher
quality and durability.
Page 6
Commentary M5-01-29
December 26, 2001
equipment Equipment includes cabinet and casework for circulation
and reference desks and other items. No library stacks are
included. Toilet partitions and accessories, countertops,
fire extinguisher and an allowance for handicap signage
and a building donor board. There is an allowance for
window shades and blackout blinds.
vertical
transportation
There is an allowance for hydraulic elevators. The stairs
are concrete filled metal stairs, one of which is a main,
larger stair.
plumbing Plumbing for public bathrooms, kitchen, water conditioning,
deck and roof drains.
HVAC The HVAC system combines the existing plant at the
existing library to remain, and new rooftop package units.
Distribution is through metal ductwork
electrical The electrical system allows for new main services and
distribution, emergency power, machine and equipment
power, user convenience, lighting fixtures and supply,
telephone and communication system and incorporating
and testing with the existing.
mack5
fire protection A fire suppression system is a pre-action, dry pipe system.
site preparation &
demolition
Demolition of existing structure, site grading and clearance
and selective demolition inside the structure to remain.
landscaping
site utilities
Landscaping allows for paving both pedestrian and
vehicular, site lighting drainage and miscellaneous fencing.
There is and allowance for structure and water features
Site utilities are electrical, civil, data and an allowance for
unforeseen conditions.
Page 7
l Commentary M5-01-29
December 26, 2001
EXCLUSIONS
(a)
(b)
(c)
(d)
(e)
(f)
(g)
(h)
(J)
(m)
(n)
(o)
(o)
(p)
Owner supplied and installed furniture, fixtures and
equipment
Loose furniture and equipment except as specifically
identified
Security equipment and devices
Audio visual equipment
Hazardous material handling, disposal and abatement
Library stacks and shelving
Design, testing, inspection or construction management
fees
Compression of schedule, premium or shift work, and
restrictions on the contractor’s working hours
Scope change and post contract contingencies
Assessments, taxes, finance, legal and development
charges
Environmental impact mitigation
Builder’s risk, project wrap-up and other owner provided
insurance program
Land and easement acquisition
Cost escalation beyond a start date of May 2005
Sustainable Technology
Relocation Costs
Theater Equipment
mack5
Page 8
Commentary M5-01-29i
December 26, 2001 mack5
risk register
(a)
(b)
(c)
Subsurface soil conditions
Hazardous materials that may be present
Environmental mitigation including the public gardening
area
Page 9
I Executive Summary M5-0!-26
December 26, 2001
PALO ALTO MAIN LIBRARY AND ART CENTER
SCHEME 2 AND SCHEME 3
mack5
Construction and Parking Costs
Library Construction Cost
Library
Subterranean Parking
Building Cost
Art Center
Cost Including Art Center
Landscaping
Cost Including Landscaping
Isolated Parking Structure
Cost Including Isolated Parking
Cost per Subterranean Parking Stall
Subterranean Parking (Excluding Storage Area)
Library
Scheme 2 Scheme 3 Difference
Dollars in Thousands
19,038
2,321
21,359
20,556
2,441
22,997
8,525
31,522
5,412
36,934
0
36,934
8,525
29,883
3,719
33,602
4,136
37,738
(1,518)
(121)
(1,638)
0
(1,638)
(1,693)
(3,332)
4,136
8O4
26 18
Areas and Quantities
Gross Building Area
Library - New
Library - Remodel
Library - Subterranean Parking
Total without Isolated Parking Structure
Isolated Parking Structure
Total with Isolated Parking Structure
Parking Stalls
Surface Parking
Subterranean Parking
Total without Isolated Parking Structure
Surface Parking
Subterranean Parking
Isolated Structure Parking
Total with Isolated Parking Structure
Area in Square Feet
49,830 63,725 (1-3,895)
13,400 0 13,400
27,360 32,185 (4,825)
90,590 95,910 (5,320)
56,460 0
147,050 95,910
Numberof Parking
220 250
39 50
259 300
Stalls
56,460
51,140
(30)
(11)
(41)
136 250 (114)
39 50 (11)
148 0 148
323 300 23
Page10
I Executive Summary M5-01-26!
December 26, 2001
PALO ALTO MAIN LIBRARY AND ART CENTER
ART CENTER, SCHEME 2 AND SCHEME 3
mack5
Construction Costs
Library Construction Cost
Library
Landscaping - 70% of Cost
Total without Isolated Parking Structure
Isolated Parking Structure - 70% of Cost
Total with Isolated Parking Structure
Art Center Construction Cost
,Art Center - Phase 1
Landscaping - 30% of Cost
Total without Isolated Parking Structure
Isolated Parking Structure - 30% of Cost
Total with Isolated Parking Structure
Areas and Quantities
Gross Building Area - Art Center
Arts Center- Existing Building Remodel
Arts Center- Phase 1
Total
Percentage of Library to Art Center Building Area
Library
Arts Center
Total
Art Center
Phase 1
Library
Scheme 2 Scheme 3 Difference
Scheme 2&3
Dollars in Thousands
21,359 22,997 (1,638)
2,603 3,788 (1,185)
23,962 26,786 -(2,824)
2,895 0 2,895
26,857 26,786 71
8,525 0
(508)
8,525 (508)
1,241
8,525 733
Area in Square Feet
29,130
10,060
39,190
8,525 8,525
1,116 1,624
9,640 10,148
1,241 0
10,881 10,148
70%
30%
100%
Page 11
IGross Floor Areas M5-01-29!
December 26, 2001
SCHEME 2: LIBRARY ADDITION AND REMODEL
Floors Enclosed Covered
Library Addition
Basement 27,360 0
Ground floor 27,640 1,900
2rid floor 21,240 0
76,240 1,900
Existing Library Remodel
Ground floor 13,400
13,400
0
0
Covered
(included at 50%)
Sub-Total
0 27,360
950 28,590
0 21,240
950
0 13,400
0
ISOLATED PARKING STRUCTURE
Floors Enclosed Covered
Parking Structure
Ground floor
2nd floor
28,230
28,230
56,460
Covered
(included at 50%)
Sub-Total
0
0
0
0 28,230
0 28230
0
SCHEME 3: NEW LIBRARY
Floors Enclosed Covered
Library
Basement
Ground floor
2nd floor
32,185
30,890
32,185
95,260
0
1,300
0
1,300
ART CENTER: PHASE 1
Floors Enclosed Covered
Existing Art center
Basement
Ground floor
5,900
23,230
29,130
0
0
0
Phase 1
Basement
Ground floor
2,040
8,020
10,060
0
o
0
Covered
(included at 50%)
Sub-Total
0 32,185
650 31,540
0 32 185
65O
Covered
(included at 50%)
Sub-Total
0 5,900
0 23 230
0
0 2,040
0 8,020
0
mack5
GFA
77,190 SF
13,400 SF
90,590 SF
56,460 SF
95,910 SF
29,130 SF
10,060 SF
39,190 SF
Page 12
IGross Floor Areas MS-01-29J
December~ ~mack5
ART CENTER: PHASE 2
Floors Enclosed Covered
Existing Building Remodel
Ground floor 2,900
2,900
New Building
Basement
Ground floor
960
5,340
6,300
ART CENTER: PHASE 3
Existing Building Remodel
Ground floor 7,540
7,540
0
0
0
0
0
0
0
Covered
(included at 50%)
Sub-Total
0 2,900
0
0 960
0 5,340
0
0 7,540
0
2,900 SF
6,300 SF
9,200 SF
7,540 SF
Page 13
loverall Cost Plan Summary.i M5-01-29
December 26, 2001 mack5
SCHEME 2: ALTERNATE
Library Addition and Remodel
-Building
-Subterranean Parking (39 Parking Stalls)
Landscaping (Including 136 Surface Parking Stalls)
Art Center: Phase 1
Isolated Parking Structure (148 Parking Stalls)
SCHEME 3: PREFERRED
New Library
-Building
-Subterranean Parking (50 Parking Stalls)
GFA $/SF $,000
63,230 301
27,360 85
LIBRARY: SUB-TOTAL
39,190 218
56,460 73
SCHEME 2: TOTAL
63,725 323
32,185 76
LIBRARY: SUB-TOTAL
19,038
2,321
21,359
3,719
8,525
4,136
37,738
20,556
2,441
22,997
Art Center: Phase 1
Landscaping (Including 250 Surface Parking Stalls)
39,190 218
SCHEME 3: TOTAL
38,000
37,000
36,000
35,000
34,000
33,000
32,000
31,000
30,000
Scheme 2: Library Addition and Remodel Scheme 3: New Library
8,525
5,412
36,934
Page 14
Overall Cost Plan Summary M5-01-29
December 26, 2001 mack5
ALTERNATES
GFA $/SF $,000
Alternate No.l: Surface Parking in lieu of Isolated Parking Structure
(220 Surface Parking Stalls in lieu of 136
Surface Parking Stalls and 148 Isolated
Parking Structure Stalls)
6,300
2,900
ART CENTER PHASE 2
Alternate No.2: Art Center: Phase 2
New Auditorium and Basement Extension
Remodel Existing Auditorium
PHASE 2: SUB-TOTAL
6,300
2,900
375
195
85
45
PHASE 2: TOTAL
Escalation @ 3.5% p.a. (Up to 2009)
Escalation @ 3.5% p.a. (Up to 2009)
(3,866)
2,363
566
2,928
536
131
3,594
ART CENTER PHASE 3
Alternate No.3: Art Center: Phase 3
New Extension - Adult Art
Escalation @ 3.5% p.a. (Up to 2011 )
7,540
PHASE 3: SUB-TOTAL
7,540
PHASE 3: TOTAL
290
105
2,187
2,187
792
2,978
Page 15
Scheme 2: Library Addition And Remodel Summary
M5-01-29t
December 26, 2001 mack5
Substructure
Structure
Extedor Enclosure
Roofing
Sub-total - Shell & Core
Interior Walls
Floor, Wall & Ceiling Finishes
Sub-total - Internal Finishes
Equipment & Specialties
Stairs & Vertical Transportation
Sub-total - Equipment and Stairs
Plumbing
Heating, Ventilating & Air Conditioning
Electrical
Fire Protection
Sub-total- Mechanical and Electrical
Sub-total- Construction
Site Preparation & Demolition
Landscaping
Site Utilities
Sub-total - Sitework
Total - Construction and Sitework
General Conditions
Contractor’s Overhead & Profit or Fee
Sub-total
Contingency for Conceptual Design
Cost Escalation (to midpoint of construction)
TOTAL CONSTRUCTION BUDGET
GFA: 63,230 SF
15.00%
12.29%
May, 2005
3%
13%
7%
3%
25%
3%
5%
8%
3%
1%
4%
1%
5%
9%
1%
16%
52%
2%
11%
2%
15%
68%
5%
4%
77%
12%
11%
100%
$/SF
9.20
45.45
24.15
9.50
88.30
10.18
19.25
29.43
11.01
2.25
13.27
3.18
18.85
30.95
4.61
57.59
188.58
6.26
39.78
8.83
54.87
243.45
19.48
15.78
278.70
41.80
39.40
359.90
$,000
582
2,873
1,527
601
5,583
644
1,217
1,861
696
143
839
201
1,192
1,957
291
3,641
11,924
396
2,515
558
3~ 469
15,393
1,231
997
17,622
2,643
2,491
22,757
NOTE: Inclusions and Exclusions.
Page 16
i Scheme 2: Library Addition And Remodel Summary Graph M5-01-29
December 26, 200!mack5
SUBSTRUCTURES582
STRUCTURE
EXTERIOR ENCLOSURE
ROOFING ~601
SUB-TOTAL FOR SHELL AND CORE ~~~%:z~!;’~-"-~:~;-.J;:::’J2~:¢~i~:,t .:,.: ~ :~::¯5,583
INTERIOR WALLS ~ 644
FLOOR, WALL AND CEILING FINISHES ~ 1,217
SUB-TOTAL FOR INTERNAL FINISHES .ir ....1,861
EQUIPMENT & SPECIALTIES ~ 696
STAIRS AND VERTICAL TRANSPORTATION ~ 143
SUB-TOTAL FOR EQUlPMENTAND STAIRS ~:~- i;~839
PLUMBING ~ 201
HEATING, VENTILATION AND AIR CONDITIONING ’n~; 1,192
ELECTRICAL ~"~’~’~ 1,957
FIRE PROTECTION ~ 291
SUB-TOTAL FOR SERVICES ~~_;’_~7: ;~ :~; : ::
SITE PREPARATION & DEMOLITION ~ 396
LANDSCAPING ,-~.~,~e~ 2,515
SITE UTILITIES ~’~ 558
SUB-TOTAL FOR SiTEWORK ~~!~ ii ~: ~:
GENERAL CONDITIONS - ;~; 1,231
CONTRACTOR’S OVERHEAD AND PROFIT ~ 997
CONTINGENCY FOR DESIGN DEVELOPMENT 2,643
COST ESCALATION (to midpoint of construction)--~-:-~F~~;’.~ 2,491
3,641
3,469
Page 17
Scheme 2: Library. Addition and Remodel !M5-0!-26t
December 26, 2001 mack5
[SUBSTRUCTURE
Foundations
Piling, per square foot of footprint
Foundation, per square foot of footprint
Slab-on-grade
Elevator pits
Sump pits
Sub-surface drainage, perforated drain pipes
Sub-Total for Substructure:
~uant!t~ Unit Rate Tota~ ($)
29,536.SF
29,536 SF
29,536 SF
1 EA
1 EA
740 LF
10.00
5.00
4.00
10,000.00
1,450.00
12.00
295,360
147,680
118,144
10,000
1,450
8,880
ISTRUCTURE
Vertical Enclosure Structure
Columns, 30" x 18"
Perimeter walls including reinforcing steel
Parapet walls including reinforcing steel
Interior Concrete Structural Walls
Interior structural partitions and shafts
Interior Concrete Columns and Pilasters
Columns
Horizontal Structure
Library floor slab
Roof structural slab
Transfer beams
Existing chimney
Strengthen and renovate existing chimney
Seismic jointing
Connection of existing to new building
Lateral Resisting Elements at Existing Structure -
Scheme A
Buttress brace including drilled caissons
Tie rod brace frames (no foundation work)
Roof strengthening via mechanical fasteners
Plywood sheathing at roof
Miscellaneous seismic strengthening
Sub-Total for Structure:
Quantity Unit Rate
2,205 SF
3,740 SF
1,357 SF
50.00
40.00
35.00
4,395 SF 38.00
857 LF 105.00
46,700
29,540
740
SF
SF
LF
25.00
22.00
120.00
1 EA 25,000.00
180 LF 250.00
2
14
20,350
20,350
13,400
EA
EA
SF
SF
SF
15,000.00
4,500.00
5.00
3.50
5.00
Tota! (8)
110,250
149,600
47,495
167,010
89,985
1,167,500
649,880
88,800
25,000
45,000
30,000
63,000
101,750
71~225
67,000
Page 18
Scheme 2: Library Addition and RemodelI
M5-01-26
December 26, 2001 mack5
t EXTER!OR ENCLOSURE
Perimeter Walls
Concrete perimeter walls and columns am
included in Structure section.
Exterior Windows
New windows
Existing windows, glazing and louvers
Rate TotaI ($)
13,055 SF 75.00 979,125
Repair existing windows
Exterior Doom
Glazed entry door, automatic, pairs
Roll-up door, automatic
Scaffolding
Extedor finishes
Stucco
Stucco soffits
Existing extedor finishes
Repair, clean and seal existing
Allow for architectural finish - exterior
Roof equipment enclosure
Exterior steel guard reils, painted
5,810 SF
4 PAIR
1 EA
18,990
5,950
3,100
7,462
6,000
2,400
200
SF
10.00 58,100
15,000.00 60,000
12,500.00 12,500
1.50 28,485
SF 15.00 89,250
SF 17.50 54,250
SF
SF
SF
LF
5.00 37,310
15.00 90,000
20.00 48,O00
350.00 70,000
Sub-Total for Exterior Enclosure:
iROOFING
Insulation
Rigid insulation for run-off on new structure
Roofing
Built up roofing
Re-roof existing main structure with lightweight
concrete shingles
Roofing upstand and sheet metal
Flashing, reglets, coping
Qua,qtit~,
29,540
29,540
20,350
49,890
Unit
SF
SF
SF
SF
3.50 103,390
5.00 147,700
6.00 122,100
3.00 149,670
Page 19
~Scheme 2: Library Addition and Remodel!M5-01-26
December 26, 2001
Courts
Waterproofing and protection board
Skylights
Allow
Caulking and sealing
3,100 SF
400 SF
63,230 SF
mack5
6.00 18,600
Sub-Total for Roofing:
125.00
0.15
50,000
9,485
INTERIOR WALLS
Concrete block walls
CMU walls
Intedor partitions
Metal stud framing with insulation, painted
gypsum wallboard
Metal stud framing, heavy gauge, double wall,
with insulation, fire rated plywood, painted
gypsum wallboard
Allowance for shaft walls
Patch walls at existing library space, allow
Quantity Unit
5,040 SF
Rate
15.00
29,020 SF 7.75
3,100 SF
2 FLOOR
1 LS
17.50
5,000.00
50,000.00
Total ($)
75,600
224,905
54,250
10,000
50,000
Page 20
Scheme 2: Library Addition and Remodeli
M5-01-26
December 26, 2001 macKb
Interior Doors
Solid core, metal frame
Single leaf
Double leaf
Glazing and Borrowed Lights
Interior glazing
Side lights and borrowed lights
Sub-Total for Interior Walls:
40 EA
20 EA
1,000 SF
750 SF
1,500.00
2,500.00
85.00
45.00
t FLOOR, WALL & CEILING FINISHES
Floors
Lobby floors
Carpet
Ceramic tile
Hardwood flooring - allow
Allow for architectural detailing - floors
Base boards
Walls
Interior finish to CMU walls
Metal furring painted gypsum wallboard
Paint CMU walls
Interior finish to concrete walls
Metal furring painted gypsum wallboard
Metal furring, heavy gauge, fire rated plywood,
painted gypsum wallboard
Ceramic tile
Interior finish to concrete columns
Finish to concrete columns
Paint existing walls
Allow for architectural detailing - walls
Allow for acoustical treatment
Quantkv ~ ’
2,180 SF 45.00
55,175 SF 4.50
1,225 SF 18.00
3,700 SF 16.00
LS 35,000.00
LS 45,000.00
60,000
50,000
85,000
33,750
98,100
248,288
22,050
59,200
35,000
45,000
5,040 SF 4.50 22,680
5,040 SF 1.00 5,040
4.50
10.00
15.50
15.00
1.00
-45,000.00
30,000.00
15,985
1,800
2,020
SF
SF
SF
3,428
5,810
1
1
SF
SF
LS
LS
71,933
18,ooo
3!,310
51,420
5,810
4&000
30,000
Page 21
Scheme 2: Library Addition and Remodeli
M5-01-26i
December 26, 2001j mack5
Ceiling
Suspended gypsum board
Acoustical grid and ceiling
Existing ceiling
Repair and paint existing ceilings
Allow for architectural detailing - ceilings
Sub-Total for Floor, Wall & Ceiling Finishes:
43,100 SF
5,880 SF
8.00 344,800
4.00 23,520
13,400 SF
1 LS
1.50
40,000.00
20,100
40,000
[EQUIPMENT & SPECIALTIES
Protective guards, barriers and bumpers
Comer guards
Steel pipe, duct and wall guards
Prefabricated compartments and accessories
Toilet partitions including accessories
Mirrors
Shelving and millwork (excluding FF&E items)
Circulation desk
Reference desk
Book sales rack
Children’s desk
Window seats
Storage shelving, utilitarian, etc - allow
Cabinets and countertops
Toilet countertops and supports
Base, countertops and upper cabinets at
catering, other areas
Allow for cabinets, lockers, etc.
Chalkboards, graphics and insignia
Signage - allow
Donor boards
Marker and bulletin boards
Quantity Unit Rate
1
1
LS
LS
7,500.00
10,000.00
6 EA
100 SF
2,500.00
10.00
70 LF
120 LF
1 EA
20 LF
50 LF
1 LS
1,250.00
750.00
2,750.00
750.00
150.00
15,000.00
60
50
1
LF
LF
LS
500.00
500.00
30,000.00
90,590
1
12
SF
LS
EA
0.75
30,000.00
650.00
To~a, ($),
7,500
10,000
15,000
1,000
87,500
90,000
2,750
15,000
7,500
15,000
30,000
25,000
30,000
67,943
30,000
7,800
Page 22
Scheme 2: Library Addition and Remodel M5-0t-26
December 26, 2001
Light control and vision equipment.
Window shades and blinds
Black out shades
Projection screens
Skylight shades, automatic
Equipment
Kitchen equipment
Fire extinguishers
Equipment supports
Ceilings
Laylights or translucent finish at skylight
Steel guard mils at main stair
Miscellaneous
13,055 SF
500 SF
4 EA
400 SF
1 LS
16 EA
50 EA
2 EA
80 LF
LS
mack5
8.00
12.00
5,000.00
20.00
104,440
6,000
20,000
8,000
5,000.00
650.00
350.00
5,000
10,400
17,500
15,000.00
350.00
25,000.00
30,000
28,000
25,000
Sub-Total for Equipment & Specialties:
ISTAIRS & VERTICAL TRANSPORTATION
Elevators
3 stop; hydraulic (Two stops)
Elevator pit ladder, hoisting beam, sill angles,
guide rail supports, sump pit grate
Staircase flights, floor to floor
Main stairs
Secondary stair to roof ’
Secondary stairs
Roof hatch and ladder
Steps and short flights
Other miscellaneous stairs and ramps
Sub-Total for Stairs & Vertical Transportation:
Rate
1
1 LS
60,000.00
5,000.00
1
1
2
LS 50,000.00
10,000.00
5,500.00
1,500.00
1 LS 5,000.00
., ot~
60,000
5,000
50,000
10,000
11,000
i,500
5,000
Page 23
Scheme 2: Library Addition and Remodel i M5-01-26
December 26, 2001 mack5
tPLUMBING
Plumbing Installation
Existing Library Building
New Library Addition
Sub-Total for Plumbing :
Quantity Unit Rate Totai ($)
13,400 SF
49,830 SF
2.00 26,800
3.50 174,405
tHEATING, VENTILATING & AIR CONDITIONING
HVAC Installation
HVAC, with main boiler equipment - Existing
HVAC - New Library
Sub-Total for Heating, Ventilating & Air
Conditioning:
!ELECTRICAL
Main service and distribution
Main switchboard, motor control center,
transformers (K-rated), and feeders
Emergency and uninterrupted power
Transfer switches
Machine and equipment power
Connections and switches including conduit and
wire
User convenience power
Panelboards, feeders and receptacles
Quantib, Unit
13,400 SF
49,830 SF
Quantity Unit
63,230 SF
63,230 SF
63,230 SF
63,230 SF
Rate Tota~ ($)
22.00
18.00
Rate
1.75
0.65
1.10
2.45
294,800
896,940
Totat
1i0,653
41,100
69,553
154,914
Page 24
Scheme 2: Library Addition and Remodel M5-01-26
December 26, 200!
Lighting
Panelboards, feeders and fixtures, including
linear, recessed, exit, stack lighting, and garage
Lighting and power specialties
Lighting control systems, grounding, floor outlets,
specialty lighting systems, transient voltage surge
suppression system, clocks, and dimming
systems
Telephone and communications systems
Telephone/data systems rough-in raceway only,
paging speakers and head-end equipment, MA’rV
outlets, and rough-in for Audio/visual
Alarm and security systems
Fire alarm system and rough-in only for intrusion
and book protection systems
Testing and commissioning
63,230 SF
63,230 SF
63,230 SF
63,230 SF
63,230 SF
mack5
11.30 714,499
4.60 290,858
3.55 224,467
5.20 328,796
0.35 22,131
Sub-Total for Electrical:
[FIRE PROTECTION
Fire Protection System
Existing Building - Dry with smoke detection
system
New Building - Dry with smoke detection system
Sub-Total for Fire Protection:
Unit Rate Total
13,400 SF 5.00 67,000
49,830 SF 4.50 224,235
Page 25
Scheme 2: Library Addition and Remodel!.MS-01-26
December 26, 2001 mack5
PREPARATION & DEMOLITION
Demolition and Disposal of Buildings
Steel and wood framed building
Reinforced concrete basement
Site Protective Construction
Dewatering
Site Clearing and Grading
Fell and remove trees, including .roots
Protect existing trees to remain
Stdp and remove brush and weeds
Strip and remove asphalt paving
Strip and remove pedestrian paving
Miscellaneous demolition and removal
Cutting and Drilling
Saw cutting and drilling
Selective Demolition and Removal
Demarcation line between existing to remain and
be removed
Elevator piston
Electrical
Mechanical
Plumbing
Parking lot fixtures
Remove roof from structure to remain
Sub-Total for Site Preparation & Demolition:
Q~antity Unit Rate Tota!
8,500 SF
5,775 SF
10.00 85,000
15.00 86,625
1 LS 20,000.00 20,000
30 EA 1,250.00 37,500
20 EA 250.00 5,000
28,408 SF 0.20 5,682
91,300 SF 0.35 31,955
18,000 SF 0.50 9,000
1 LS 22,284 22,284
1 LS 5,000.00 5,000
100 LF
1 EA
1 LS
1 LS
1 LS
4 EA
20,350 SF
250.O0 25,OOO
1,500.00 1,500
7,500.00 7,500
7,500.00 7,500
2,500.00 2,500
750.00 3,000
2.00 40,700
ILANDSCAPING
Vehicular Paving and Curbs
Grading for new drainage
Asphaltic paving
Reinforced concrete curbs and gutters
Reinforced concrete curbs
Pedestrian Paving
Concrete paving, brushed finish
Concrete paving, decorative
Sculpture garden paving
60,925 SF
60,925 SF
2,000 LF
3,000 LF
5,700 SF
22,100 SF
3,900 SF
0.15 9,139
2.50 152,313
15.00 30,000
12.00 36,000
3.00 17J00
6.00 132,600
35.00 136,500
Page 26
Scheme 2: Library Addition and Remodel}December 26, 2001 mack5
Structures and Water Features
Garden terrace
Trellis at community gardens
Covered walk
Benches
Standard
Gardens
Sculpture including base and lighting
Relocate existing
New pieces
Miscellaneous site structures
Drainage
Parking
Oil traps, 3 basin
Lighting
Parking lot and mad lighting
Courtyard and pedestrian paving lighting
Street and entry road light standards
Landscape accent lights
Landscape planting and irrigation
Planting ground cover and trees
Irrigation
Fencing and miscellaneous items
Bollards
Trash receptacles
Bicycle racks
Fencing
Sub-Total for Landscaping:
1,550 SF
3,000 SF
9,000 SF
15 EA
100 LF
2 EA
2 EA
1 LS
60,925
1
60,925
31,700
4
65,700
65,700
65,700
2O
10
4
25O
SF
EA
SF
SF
EA
SF
SF
SF
EA
EA
EA
LF
100.00
35.00
55.00
1,250.00
350.00
5,000.00
25,000.00
100,000.00
0.65
25,000.00
1.50
3.00
3,500.00
0.50
7.50
2.50
350.00
650.00
500.00
250.00
155,000
105,000
495,000
18,750
35,000
10,000
50,000
100,000
39,601
25,000
91,388
95,100
14,000
32,850
492,750
164,250
7,000
6,500
2,000
62,500
Page 27
Scheme 2: Library Addition and Remodeli
M5-01-26
December 26, 2001 mack5
ISITE UTILITIES
Electrical
Transformer pad
Pull boxes
Quantity U~,it Rate Total
1
1
LS
LS
3,500.00
2,500.00
Underground conduit only - primary
Underground conduit only - secondary
Main switchboard, service and distribution - 480V
Diesel motor generator
Underground feeder and condui{- building
distribution infrastructure
Mechanical Site Utilities
Sewer
Stormwater
CW
FW
Miscellaneous relocations
Telephone and signal system connections
Underground conduit only - telecom
Underground conduit and wiring - CAIV
Underground infrastructure distribution - raceway
only
Allowance for other utilities
100 LF
40 LF
2,000 AM
500 KW
1,300 LF
1 LS
1 LS
1 LS
1 LS
1 LS
100 LF
100 LF
1,300 LF
1 LS
92.00
110.00
32.50
265.00
110.00
22,000.00
40,000.00
10,000.00
15,000.00
20,000.00
87.00
59.00
32.00
35,000.00
3,500
2,500
9,200
4,400
65,000
132,500
143,000
22,000
40,000
10,000
15,000
20,000
8,700
5,900
41,600
35,000
Sub-Total for Site Utilities:
Page 28
Scheme 2: Library Addition And Remodel Summary
SUBTERRANEAN PARKING
GFA: 27,360 SF %$/SF $,000
Substructure
Structure
Exterior Enclosure
Roofing
Sub-total - Shell & Core
Interior Walls
Floor, Wall & Ceiling Finishes
Sub-total - internal Finishes
Equipment & Specialties
Stairs & Vertical Transportation
Sub-total - Equipment and Stairs
Plumbing
Heating, Ventilating & Air Conditioning
Electrical
Fire Protection
Sub-total - Mechanical and Electrical
Sub-total- Construction
Site Preparation & Demolition
Landscaping
Site Utilities
Sub-total - Sitework
Total - Construction and Sitework
General Conditions
Contractor’s Overhead & Profit or Fee
Sub-total
Contingency for Conceptual Design
Cost Escalation (to midpoint of construction)
TOTAL CONSTRUCTION BUDGET
8.00%
6.00%
15.00%
12,29%
May, 20051
18%
29%
O%
O%
47%
3%
4%
7%
O%
1%
1%
2%
3%
6%
2%
12%
68%
O%
O%
O%
O%
68%
5%
4%
77%
12%
11%
100%
15.18
24.69
0.00
0.15
40.01
2.55
3.13
5.68
0.00
1.13
1.13
1.50
2.25
5.05
1.75
10.55
57.38
0.00
0.00
0.00
0.00
57.38
4.59
3.72
65.68
9.85
9.29
415
675
0
4
1,095
7O
86
155
0
31
31
41
62
138
48
289
1,570
0
0
0
1,570
126
102
1,797
270
254
2,321
NOTE: Inclusions and Exclusions.
Page 29
Scheme 2: Library Addition And Remodel Summary Graph
M5-01-29
December 26, 2001 naa kb
SUBTERRANEAN PARKING
SUBSTRUCTURE ~s’~]$~ 415
STRUCTURE ,- ~£@: :-~’~ 675
EXTERIOR ENCLOSURE 0
ROOFING | 4
SUB-TOTAL FOR SHELL AND CORE ~%:_~:!:i~c~:~8>’ :::1,095
INTE~OR WALLS ~: 70
FLOOR, WALL AND CEILING FINISHES ~ 86
SUB-TOTAL FOR INTERNAL FINISHES ~.~ ~: } 155
EQUIPMENT & SPEClAL~ES 0
ST~RS AND VER~CAL T~NSPORTATION ~ 31
SUB-TOTAL FOR EQUlPMENTAND STAIRS ~ 31
PLUMBING ~ 41
H~TING, VENTI~ON AND ~R COND~IONING ~ 62
ELECTRICAL ~ ~38
FIRE PROTECTION ~ 48
SUB-TOTAL FOR SERVICES ~%}~’ >289
S~E PREPA~TION & DEMOLITION 0
~NDSCAPING 0
SITE UTILmES 0
SUB-TOTAL FOR SiTEWORK 0
GENE~L CONDITIONS ~ 126
CONT~CTOR’S OVERH~D AND PROFIT ~L 102
CONTINGENCY FOR DESIGN D~ELOPMENT ~~ 270
COST ESCA~TION (to midpoim of cons~ion),,~: 2~ "
Page 30
Scheme 2: Library Addition and RemodelI
M5-01-26
December 26, 2001 mack5
SUBTERRANEAN PARKING
ISUBSTRUCTURE
Excavations
Shoring against existing building
Excavate and dispose
Over-excavation and stockpile
Backfill for retaining wall with imported soil
Backfill from stockpile
Sub-Total for Substructure:
Quantity Unit Rate Total ($)
1,530 SF
14,650 CY
2,685 CY
783 CY
2,685 CY
32.00 48,960
18.00 263,700
8.00 21,480
35.00 27,405
20.00 53,700
iSTRUCTURE
Concrete Retaining Walls
Retaining walls, form both sides, includes
waterproof membrane, protection board,
reinforcing steel
Interior retaining walls, form both sides, includes
reinforcing steel
Interior Concrete Structural Walls
Interior structural partitions and shafts
Interior Concrete Columns and Pilasters
Columns
Horizontal Structure
Transfer beams
Sub-Total for Structure:
Quantity Unit Rate Total ($)
10,360 SF
700 SF
42.00 435,120
38.00 26,600
3,025 SF 38.00 114,950
518 LF 105.00 54,390
370 LF 120.00 44,400
IEXTER|OR ENCLOSURE
Perimeter Walls
Concrete perimeter walls and columns are
included in Structure section.
Sub-Total for Exterior Enclosure:
Page 31
Scheme 2: Library Addition and Remode!i
M5-01-26t
December 26, 2001 mack5
SUBTERRANEAN PARKING
ROOFING
Caulking and sealing
Sub-Total for Roofing:
Rate
0.15 4,104
INTERIOR WALLS
Concrete block walls
CMU walls
Intedor partitions
Metal stud framing with insulation, painted
gypsum wallboard
Allowance for shaft walls
Intedor Doom
Solid core, metal frame
Single leaf
Double leaf
Sub-Total for Interior Walls:
Quantity Unit Rate Total
2,240 SF 15.00 33,600
2,400 SF
1 FLOOR
7.75
5,000.00
18,600
5,000
5
2
1,500.00
2,500.00
7,500
5,000
FLOOR, WALL & CEILING FINISHES
Floors
Seal concrete at parking slab
Walls
Interior finish to CMU walls
Metal furring painted gypsum wallboard
Paint CMU walls
Intedor finish to concrete walls
Metal furring painted gypsum wallboard
Painted concrete walls
Intedor finish to concrete columns
Finish to concrete columns
Sub-Total for Floor, Wall & Ceiling Finishes:
Rate
27,360 SF 0.35
2,240 SF
2,240 SF
4.50
1.00
4,800 SF
11,060 SF
4.50
1.00
2,072 SF 15.00
TotaI
9,576
10,080
2,240
21,600
11,060
31 o8o
Page 32
IScheme 2: Library Addition and Remodel!M5-01-26
December 26, 2001 mack5
SUBTERRANEAN PARKING
iEQUIPMENT & SPECIALTIES Quantity Unit Rate Totai
Sub-Total for Equipment & Specialties:
ISTAIRS & VERTICAL TRANSPORTATION
Elevators
3 stop; hydraulic (One stop in Basement)
Staimase flights, floor to floor
Secondary stairs
Quantity Unit Ra~.e Total ($)
1 EA 25,000.00
2 EA 3,000.00
25,000
6,000
Sub-Total for Stairs & Vertical Transportation:
iPLUMBING
Plumbing Installation
New Basement Parking
Sub-Total for Plumbing
~uant~ty Unit Rate
27,360 SF 1.50
Total
41,040
iH~A= ING, VENTILATING & AiR CONDITIONING
HVAC Installation
HVAC - Parking
Sub-Total for Heating, Ventilating & Air
Conditioning:
Quantity Unit P, ate
27,360 SF 2.25
Total
61,560
Page 33
Scheme 2: Library Addition and Remodel
SUBTERRANEAN PARKING
M5-01-26{
December 26, 2001 mack5
I ELECTRICAL
Main service and distribution
Main switchboard, motor control center,
transformers (K-rated), and feeders
Machine and equipment power
Connections and switches including conduit and
wire
User convenience power
Panelboards, feeders and receptacles
Lighting
Panelboards, feeders and fixtures, including
linear, recessed, exit, stack lighting, and garage
Lighting and power specialties
Lighting control systems, grounding, floor outlets,
specialty lighting systems, transient voltage surge
suppression system, clocks, and dimming
systems
Alarm and security systems
Fire alarm system and rough-in only for intrusion
’and book protection systems
Testing and commissioning
Quantity Unit Rate Tota~ ($)
27,360 SF 0.35 9,576
27,360 SF O. 10 2,736
27,360 SF 0.50 13,680
27,360 SF 3.00 82,080
27,360 SF 0.25 6,840
27,360 SF
27,360 SF
0.50 13,680
0.35 9,576
Sub-Total for Electrical:
Page 34
Scheme 2: Library Addition and Remodel
SUBTERRANEAN PARKING
IFIRE PROTECTION
Fire Protection System
Parking Area - Wet
Sub-Total for Fire Protection:
M5-01-261
December 26, 2001
Quantity Unit
mack5
Rate Total
27,360 SF .75 47,880
ISITE PREPAP.ATION & DEMOLITION
Sub-Total for :
Quantity Unit Ra~e Tota! ($)
[LANDSCAPING
Sub-Total for :
tSITE UTILITIES
Quantity Unit
Quantity Unit
Rate Total tSs
Rate Total ($)
Sub-Total for :
Page 35
i lsolated Parking Structure Summary M5-01-29
December 26, 2001 mack5
Substructure
Structure
Extedor Enclosure
Roofing
Sub-total - Shell & Core
Interior Walls
Floor, Wall & Ceiling Finishes
Sub-total - Internal Finishes
Equipment & Specialties
Stairs & Vertical Transportation
Sub-total - Equipment and Stairs
Plumbing
Heating, Ventilating & Air Conditioning
Electrical
Fire Protection
Sub-total - Mechanical and Electrical
Sub-total- Construction
Site Preparation & Demolition
Landscaping
Site Utilities
Sub-total- Sitework
Total - Construction and Sitework
General Conditions
Contractor’s Overhead & Profit or Fee
Sub-total
Contingency for Conceptual Design
Cost Escalation (to midpoint of construction)
I TOTAL CONSTRUCTION BUDGET
GFA: 56,460 SF %$/SF $,000
15%
32%
3%
5%
616
1,326
115
206
55%2,263
0%14
1%49
2%63
0%18
3%121
3%139
2%
0%
3%
3%
10.91
23.48
2.03
3.65
40.07
0.25
0.86
1.11
0.32
2.14
2.46
1.25
0.25
2.48
2.00
5.98
49.63
0.00
0.78
1.39
2.17
51.80
4.14
3.36
59.30
5.93
8.02
73.25
71
14
140
113
8%338
68%2,802
0%0
1%44
2%79
3%123
71%2,925
8.00%6%234
6.00%5%190
81%3,348
10.00%8%335
12,29%11%453
May, 2005 100%4,136
NOTE: Inclusions and Exclusions.
Page 36
Isolated Parking Structure Summary Graph
M5-01-29
December 26, 2001 mack5
SUBSTRUCTURE ~-~ 616
STRUCTURE ,~;,~’~ 1,326
EXTERIOR ENCLOSURE ~ 115
ROOFING ~ 206
SUB-TOTAL FOR SHELL AND CORE "
INTERIOR WALLS | 14
FLOOR, WALL AND CEILING FINISHES ll~ 49
SUB-TOTAL FOR INTERNAL FINISHES ~ 63
EQUIPMENT & SPECIALTIES ~ 18
STAIRS AND VERTICAL TRANSPORTATION~ 121
SUB-TOTAL FOR EQUIPMENT AND STAIRS ~’.~ 139
PLUMBING ~ 71
HEATING, VENTILATION AND AIR CONDITIONING| 14
ELECTRICAL ~ 140
FIRE PROTECTION ~ 113
SUB-TOTAL FOR SERVICES ~_-.S ~ ~ 338
SITE PREPARATION & DEMOLITION 0
LANDSCAPING ~ 44
SITE UTILITIES ~ 79
SUB-TOTAL FOR SiTL=WORK -~.~ 123
GENERAL CONDITIONS ~ 234
CONTRACTOR’S OVERHEAD AND PROFIT~-_: 190
CONTINGENCY FOR DESIGN DEVELOPMENT ~’_~. 335
COST ESCALATION (to midpoint of construction)~~ 453
2,263
Page 37
I Isolated Parking Structure M5-01-26
December 26, 2001 mack5
ISUBSTRUCTURE
Excavations
Excavate and dispose
Over-excavation and stockpile
Backfill for retaining wall with imported soil
Backfill from stockpile
Foundations
Piling, per square foot of footprint
Foundation, per square foot of footprint
Slab-on-grade
Elevator pits
Sump pits
Sub-surface drainage,, perforated drain pipes
Sub-Total for Substructure:
Quantity Unit Rate Total
8,385 CY
820 CY
783 CY
820 BCY
18.00 150,930
8.00 6,560
35.OO 27,4O5
20.00 16,400
28,230 SF
28,230 SF
28,230 SF
1 EA
1 EA
670 LF
5.00 141,150
5.00 141,150
4.00 112,920
10,000.00 10,000
1,450.00 1,450
12.00 8,040
!STRUCTURE
Concrete Retaining Walls
Retaining walls, form both sides, includes
waterproof membrane, protection board,
reinforcing steel
Interior retaining walls, form both sides,
includes reinforcing steel
Vertical Enclosure Structure
Perimeter walls including reinforcing steel
Parapet walls including reinforcing steel
Interior Con.crete Structural Walls
Interior structural partitions and shafts
Interior Concrete Columns and Pilasters
Columns
Horizontal Structure
Parking structural slab
Transfer beams
Sub-Total for Structure:
Quantity Unit Rate
5,490 SF
130 SF
42.00
38.00
1,380 SF
1,340 SF
40.00
35.00
5,640 SF 38.00
576 LF 105.00
28,23O SF
1,240 LF
20.00
120.00
Tota! ($)
230,580
4,940
55,200
46,900
214,320
60,480
564,600
148,800
Page 38
I Isolated Parking Structure M5-01-26
December 26, 2001
[EXTERIOR ENCLOSURE Quantity Unit Rate.Totat ($)
Perimeter Walls
Concrete perimeter walls and columns are
included in Structure section.
Exterior grilles
Decorative grilles
Exterior Doore
Roll-up door
Scaffolding
Exterior finishes
Decorative finishes
1,450 SF
1 EA
4,170 SF
2,720 SF
55.00 79,750
15,000.00 15,000
1.50 6,255
5.00 13,600
Sub-Total for Exterior Enclosure:
IROOFING
Roofing
Waterproofing on top of deck
Roofing upstand an sheet metal
Flashing, reglets, coping
Caulking and sealing
Sub-Total for Roofing:
Quantity_ Unit Rate Total
28,230 SF 4.00 112,920
28,230 SF
56,460 SF
3.00 84,690
0.15 8,469
ilNTERIOR WALLS
Interior Doors
Solid core, metal frame
Single leaf
Double leaf
Sub-Total for Interior Walls:
Qaantity Unit
6
2
Rate Torsi iS)
1,500.00
2,500.00
9,000
5,000
Page 39
I lsolated Parking Structure M5-01-26J
December 26, 2001 mack5
iF.LOOR, WALL & CEILING FINISHES
Floors
Seal concrete at slab on grade
Walls
Interior finish to concrete walls
Painted concrete walls
Interior finish to concrete columns
Painted concrete columns
Ceiling
Painted concrete ceilings
Sub-Total for Floor, Wall & Ceiling
Finishes:
Quanti~ Unit Rate Total
28,230 SF 0.35 9,881
8,340 SF 1.00 8,340
2,304 SF 1.00 2,304
28,230 SF 1.00 28,230
IEQUIPMENT & SPECIALTIES
Miscellaneous specialties
Fire extinguishers
Concrete filled steel bollards
Bicycle racks
Parking gate and controls
Quantity Unit
6 EA
10 EA
1 LS
1 EA
Rate Total ($}
250.00 1,500
600.00 6,000
2,500.00 2,500
8,000.00 8,000
Sub-Total for Equipment & Specialties:
ISTAIRS & VERTICAL TRANSPORTATION
Elevators
2 stop; hydraulic
Elevator pit ladder, hoisting beam, sill
angles, guide rail supports, sump pit grate
Stairs
Cast-in-place concrete stairs
Stair rails
Sub-Total for Stairs & Vertical Transportation:
Quantity Unit
1 EA 50,000.00
5,000.001 LS
6
6
FLT
FLT
8,500.00
2,500.00
50,000
5,000
51,000
15,000
Page 40
Ilsolated Parking Structure M5-01-26
December 26, 2001 mack5
IPLUMBING
Rainwater drainage systems
Rain water collec{ion and disbursement
Sub-Total for Plumbing
Qusntih/ Unit
56,460 EA
Rate Total ($)
1.25 70,575
IHEATING, VENTILATING & AIR
ICONDITIONING Quantity Unit Rate Tota~ ($)
0.25 14,115HVAC, AC/vent at electrical room only 56,460 SF
Sub-Total for Heating, Ventilating & Air
Conditioning:
IELECTRICAL
Lighting
Parking lot luminaire
Garage light fixtures
Sub-Total for Electrical:
Q~antity Unit Rate Total ($)
40 EA
30 EA
3,150.00
475.00
126,000
14,250
IFIRE PROTECTION
Fire protection
Automatic wet sprinkler system
Sub-Total for Fire Protection:
Quantity
56,460
Unit
SF
Rate Tota!
2.00 112,920
iSITE PREPARATION & DEMOLITION Unit iota! !$)
Included in Scheme 2
Sub-Total for Site Preparation &
Demolition:
Page 41
I lsolated Parking Structure M5-01-26
December 26, 2001 mack5
ILANDSCAPING
Lighting
Ground mounted accent light
Lighted bollard
Other landscaping work included in Scheme 2
Sub-Total for Landscaping:
ISITE UTILITIES
Quantib, Unit Rate Totsi tSJ
20 EA
20 EA
950.00 19,000
1,250.00 25,000
Quantity Unit Rate Total ($)
Mechanical Site Utilities
Sewer
Storm
CW
FW
Miscellaneous relocation
Sub-Total for Site Utilities:
1
1
1
1
1
LS
LS
LS
LS
LS
7,500.00
30,000.00
3,000.00
23,000.00
15,000.00
7,500
30,000
3,000
23,000
15,000
Page 42
~;:~Scheme 3: New Library Summary Graph
M5-01-29
December 26, 2001
SUBSTRUCTURE ~1~i:: 633
STRUCTURE "t~o~.~ ~:~ ~,, ,.~i~ ; 3,091
EXTERIOR ENCLOSURE ~, .~";;.i~.~. ~. 1.718
ROOFING ~;~ 430
SUB-TOTAL FOR SHELL AND CORE ~"~ ............ ............"", ........... ..............5,871
INTERIOR WALLS ~C;: 632
FLOO~ WALL AND CEILING FINISHES ~i:,~ ~ 1,516
SUB-TOTAL FOR INTERNAL FINISHES ~’;I;’:~C.~"~ ~. 2,148
EQUIPMENT & SPECIAL~ES ~i.~ 746
STAIRS AND VERTICAL T~NSPORTA~ON ~) 143
SUB-TOTAL FOR EQUIPMENT AND ST~RS ~; ~ :889
PLUMBING ~ ~3
H~TING, VENTI~ON AND AIR CONDI~ONING ~i~::~: ,~, 1,529
ELECT~CAL I 1,972
FIRE PROTECTION ~ 287
SUB-TOTAL FOR SER~CES ;~L~..~;~:~~~~ ~. : .. ~.4,011
SITE PREPA~TION & DEMOL~ION ~;~ 490
~DSCAPING 3,661
SITE UTILITIES 495
SUB-TOTAL FOR SlT~ORK ....4,~5
GENE~L CONDITIONS ~~; 1,405
CONT~CTOR’S OVERH~D AND PROFIT 1,138
CON~NGENCY FOR DESIGN D~ELOPMENT ~,~;.~3,016
COST ESCA~ON (to midpoint of cohesion)~3~;~;~ ~2,~3
Page 44
Scheme 3: New Library M5-01-26
December 26, 2001 mack5
[SUBSTRUCTURE
Foundations
Piling, per square foot of footprint
Foundation, per square foot of footprint
Slab-on-grade
Elevator pits
Sump pits
Sub-surface drainage, perforated drain pipes
Sub-Total for Substructure:
Quantity Unit
32,184 SF
32,184 SF
32,184 SF
1 EA
1 EA
800 LF
10.00
5.00
4.00
10,000.00
1,450.00
12.00
Total ($)
321,840
160,920
128,736
10,000
1,450
9,600
STRUCTURE
Vertical Enclosure Structure
Columns, 30" x 18"
Perimeter walls including reinforcing steel
Parapet walls including reinforcing steel
Interior Concrete Structural Walls
Interior structural partitions and shafts
Interior Concrete Columns and Pilasters
Columns
Horizontal Structure
Library floor slab
Roof structural slab
Transfer beams
Sub-Total for Structure:
Quantity Unit Rate Total ($)
2,625 SF
2,990 SF
1,680 SF
50.00
40.00
35.00
131,250
119,600
58,800
7,084 SF 38.00 269,192
1,260 LF 105.00 132,300
63,080 SF
32,184 SF
793 LF
25.00
22.00
120.00
1,577,000
708,048
95,160
Page 45
Scheme 3: New Library .M5-01-26
December 26, 2001 msck5
t E J~’TER!OR ENCLOSURE I
Perimeter Walls
Concrete perimeter walls and columns are
included in Structure section.
Extedor Windows
New windows
Extedor Doors
Glazed entry door, automatic, pairs
Roll-up door, automatic
Scaffolding
Exterior finishes
Stucco
Allow for architectural finish - extedor
Roof equipment enclosure
Steel guard rails, painted
Sub-Total for Exterior Enclosure:
Quantity Unit Rate
17,250 S F 75.00
4 PAIR
1 EA
22,860 SF
15,000.00
12,500.00
1.50
5,615
6,500
2,400
250
SF
SF
SF
LF
15.00
15.00
20.00
350.00
ROOFING
Insulation
Rigid insulation for run-off on new structure
Roofing
Built up roofing
Roofing upstand an sheet metal
Flashing, reglets, coping
Quantity
32,185
32,185
32,185
Unit
SF
SF
SF
Rate
3.50
5.00
3.00
Skylights
Allow
Caulking and sealing
Sub-Total for Roofing:
400
63,725 ’
SF
SF
125.00
0.15
Total ($)
1,293,750
60,000
12,500
34,290
84,225
97,500
48,000
87,500
Totai ($)
112,648
160,925
96,555
50,000
9,559
Page 46
Scheme 3: New Library M5-01-26
December 26, 2001 OK5
WALLS
Concrete block walls
CMU walls
Interior partitions
Metal stud framing with insulation, painted
gypsum wallboard
Metal stud framing, heavy gauge, double
wall, with insulation, fire rated plywood,
painted gypsum wallboard .
Allowance for shaft walls
Interior Doors
Solid core, metal frame
Single leaf
Double leaf
Glazing and Borrowed Lights
Interior glazing
Side lights and borrowed lights
Sub-Total for Interior Walls:
Quantity Unit Rate Total ($)
5,320 SF 15.00 79,800
33,030 SF 7.75 255,983
1,965 SF
2 FLOOR
17.50
5,000.00
34,388
10,000
46 EA
22 EA
1,500.00
2,500.00
69,000
55,000
1,000 SF
950 SF
85.00
45.00
85,000
42,750
WALL & CEiLiNG F~N~SHES
Floors
Lobby floors
Carpet
Ceramic tile
Hardwood flooring - allow
Allow for architectural detailing - floors
Base boards
Q£,,antity Unit Rate
5,760 SF
54,453 SF
1,~00 SF
1,460 SF
LS
LS
45.00
4.50
18.00
16.00
40,000.00
50,000.00
Total
259,200
245,039
25,200
-23,360
.40,000
50,000
Page 47
Scheme 3: New Library M5--01-26
December 26, 2001 mack5
Walls
Interior finish to CMU walls
Metal furring painted gypsum wallboard
Paint CMU walls
5,320 SF
5,320 SF
Interior finish to concrete walls
Metal furring painted gypsum wallboard
Metal furring, heavy gauge, fire rated
plywood, painted gypsum wallboard
Ceramic tile.
20,160 SF
2,000 SF
3,360 SF
Interior finish to concrete columns
Finish to concrete columns
Allow for architectural detailing - walls
Allow for acoustical treatment
Ceiling
Suspended gypsum board
Acoustical grid and ceiling
Allow for architectural detailing - ceilings
Sub-Total for Floor, Wall & Ceiling
Finishes:
5,040
4.50
1.00
23,940
5,320
Protective guards, barriers and bumpers
Comer guards
Steel pipe, duct and wall guards
SF
LS
LS
55,853 SF
4.50
10.00
15.50
Prefabricated compartments and accessories
Toilet partitions including accessories
Mirrors
7,213 SF
1 LS
15.00
50,000.00
35,000.00
Quantity Unit
8.00
1
1
4.00
45,000.00
90,720
20,000
52,080
75,600
50,000
35,000
446,824
28,852
LS
LS
6 EA
100 SF
7,500.00
10,000.00
2,500.00
10.00
45,000
Totat ($)
7,500
10,000
15,000
-1,000
Page 48
Scheme 3: New Library
Shelving and millwork (excluding FF&E items)
Cimulation desk
Reference desk
Book sales rack
Children’s desk
Window seats
Storage shelving, utilitarian, etc - allow
Cabinets and countertops
Toilet countertops and supp.orts
Base, countertops and upper cabinets at
catering, other areas
Allow for cabinets, lockers, etc.
Chalkboards, graphics and insignia
Signage - allow
Donor boards
Marker and bulletin boards
Light control and vision equipment
Window shades and blinds
Black out shades
Projection screens
Skylight shades, automatic
Equipment
Kitchen equipment
Fire extinguishers
Equipment supports
Ceilings
Laylights or translucent finish at skylight
Steel guard rails at main stair
Miscellaneous
Sub-Total for Equipment & Specialties:
M5-01-28
December 26, 2001
80 LF
120 LF
1 EA
20 LF
50 LF
1 LS
1,250.00
750.00
2,750.00
750.00
150.00
15,000.00
100,000
90,000
2,750
15,000
7,500
15,000
60
5O
1
LF
LF
LS
500.00
500.00
30,000.00
30,000
25,000
30,000
95,910
1
12
SF
LS
EA
0.75
30,000.00
650.00
71,933
30,000
7,800
17,250
500
4
400
SF
SF
EA
SF
8.00
12.00
5,000.00
20.00
138,000
6,000
20;000
8,000
1
16
5O
LS 5,000.00
650.00
350.00
5,000
10,400
17,500
2
80
1
EA
LF
LS
15,000.00
350.00
25,000.00
30,000
2.8,000
25,000
Page 49
Scheme 3: New Library M5-01-26{
December 26, 2001 mack5
!,STAIRS & VERTICAL TRANSPORTATION
Elevators
3 stop; hydraulic (Two stops)
Elevator pit ladder, hoisting beam, sill
angles, guide rail supports, sump pit grate
Staimase flights, floor to floor
Main stairs
Secondary stair to roof
Secondary stairs
Roof hatch and ladder
Steps and short flights
Other miscellaneous stairs and ramps
Sub-Total for Stairs & Vertical Transportation: "
Quantity Unit Rate
1
1 LS
60,000.00
5,000.00
1 LS
1 EA
2 EA
50,000.00
10,000.00
5,500.00
1,500.00
1 LS 5,000.00
Total (S)
60,000
5,000
50,000
10,000
11,000
1,500
5,000
IPLU~BiNG
Plumbing Installation
New Library Building
Sub-Total for Plumbing :
Quantity Unit Rate
63,725 SF 3.50
Totai ($)
223,038
IHEAT~NG, VENT.~LATING &
HVAC Installation
HVAC, per enclosed library space
Sub-Total for Heating, Ventilating & Air
Conditioning:
Quantity, Unit Rate
63,725 SF 24.00 1,529,40O
Page 50
Scheme 3: New Library M5-01-26
December 26; 2001 mack5
Quantity Unit Rate
Main service and distribution
Main switchboard, motor control center,
transformers (K-rated), and feeders 63,725 SF 1.75
Emergency and uninterrupted power
Transfer switches 63,725 SF 0.65
Machine and equipment power
Connections and switches including conduit
and wire 63,725 SF 1.10
User convenience power
Panelboards, feeders and receptacles 63,725 SF 2.45
Lighting
Panelboards, feeders and fixtures, including
linear, recessed, exit, stack lighting, and
garage 63,725 SF 11.30
Lighting and power specialties
Lighting control systems, grounding, floor
outlets, specialty lighting systems, transient
voltage surge suppression system, clocks,
and dimming systems 63,725 SF 4.60
Telephone and communications systems
Telephone/data systems rough-in raceway
only, paging speakers and head-end
equipment, MA’rV outlets, and rough-in for
Audio/visual 63,725 SF 3.55
Alarm and security systems
Fire alarm system and rough-in only for
intrusion and book protection systems 63,725 SF 5.20
Testing and commissioning 63,725 SF 0.35
Sub-Total for Electrical:
Total ($)
111,519
41,421
70,098
156,126
720,093
293,135
226,224
331,370
22,304
Page 51
Scheme 3: New Library M5-01-26
December 26, 2001 mack5
[FL~E PROTECTION
Fire Protection System
New Building - Dry with smoke detection
Sub-Total for Fire Protection:
Quantity Unit Rate
63,725 SF 4.50
Tota!
286,763
IS~7E PREPA;:~,TION & DEMOLITION Quanti~ Unit Rate
Demolition and Disposal of Buildings
Steel and wood framed building
Reinforced concrete basement
28,200 SF
5,775 SF
8.00
15.00
Site Protective Construction
Dewatering LS 25,000.00
Site Cleadng and Grading
Fell and remove trees, including roots
Protect existing trees to remain
Stdp and remove brush and weeds
Strip and remove asphalt paving
Stdp and remove pedestrian paving
Miscellaneous demolition and removal
40 EA
15 EA
80,908 SF
91,300 SF
23,000 SF
1 LS
Cutting and Ddlling
Saw cutting and drilling LS
Selective Demolition and Removal
Elevator piston
Electrical
Mechanical
Plumbing
Parking lot fixtures
1 EA
1 LS
1 LS
1 LS
4 EA
1,250.00
250.00
0.20
0.35
0.50
28,347
2,5OO.00
1,500.00
1,500.00
1,500.00
1,250.00
750.00
Totai (S)
225,600
86,625
25,000
50,000
3,750
16,182
31,955
11,500
28,347
2,500
1,500
1,500
1,500
1,250
3,000
Sub-Total for Site Preparation &
Demolition:
Page 52
Scheme 3: New Library M5-01-26!
December: ~ ~
Quantity Ur, it Rate
Vehicular Paving and Curbs
Grading for new drainage
Asphaltic paving
Reinforced concrete curbs and gutters
120,500 SF
120,500 SF
3,000 LF
0.15
2.50
15.00
12.00Reinforced concrete curbs
Pedestrian Paving
Concrete paving, brushed finish
Concrete paving, decorative
Courtyard paving
Sculpture garden paving
Structures and Water Features
Garden terrace
Trellis at community gardens
Covered walk
Benches
Standard
Courtyards and gardens
Sculpture including base and lighting
Relocate existing
New pieces
Miscellaneous site structures
Drainage
Parking
Oil traps, 3 basin
Lighting
Parking lot and road lighting
4,000 LF
9,100 SF
26,500 SF
18,300 SF
3,900 SF
1,550 SF
3,000 SF
9,000 SF
15 EA
700 LF
2
2
1
120,500
1
120,500
LS
SF
SF
3.00
6.00
25.00
35.00
100.00
35.00
55.00
1,250.00
350.00
5,000.00
25,000.00
150,000.00
0.65
25,000.00
1.50
3.00
3,500.00
0.50
Courtyard and pedestrian paving lighting
Street and entry road light standards
Landscape accent lights
Landscape planting and irrigation
Planting ground cover and trees
Irrigation
57,800
4
65,700
65,700
65,701
SF
EA
SF
SF
SF
7.50
2.50
Total ($)
18,075
301,250
45,000
48,000
27,300
159,000
457,500
136,500
155,000
105,000
495,000
18,750
245,000
10,000
50,000
150,000
78,325
25,000
180,750
173,400
14,000
32,850
492,750
164,253
Page 53
Scheme 3: New Library i
M5-01-26
December 26, 2001 mack5
Fencing and miscellaneous items
Bollards
Trash receptacles
Bicycle racks
Fencing
Sub-Total for Landscaping:
20 EA
10 EA
4 EA
250 LF
350.00
650.00
500.00
250.00
7,000
6,500
2,000
62,500
ISITE UTiLITiES
Electdcel
Transformer pad
Pull boxes
Quantity Unit Rate
1
1
LS
LS
3,500.00
2,500.00
Total ($)
3,500
2,500Underground conduit only - pdmary
Underground conduit only - secondary
Main switchboard, service and distribution -
480V
Diesel motor generator
Underground feeder and conduit - building
distribution infrastructure
Mechanical Site Utilities
Sewer
Stormwater
CW
Miscellaneous relocations
Telephone and signal system connections
Underground conduit only - telecom
Underground conduit and widng - CATV
Underground infrastructure distribution -
raceway on!y
Allowance for other utilities
Sub-Total for Site Utilities:
100
40
2,000
5OO
900
1
1
1
1
1
100
100
900
LF
LF
AM
LF
LS
LS
LS
LS
LS
LF
LF
LF
LS
92.00
110.00
31.00
265.00
110.00
8,000.00
45,000.00
10,000.00
15,000.00
20,000.00
87.00
59.00
32.00
40,000.00
9,200
4,400
62,000
132,500
99,000
8,000
45,000
10,000
15,000
20,000
8,700
5,900
28,800
40,000
Page 54
Scheme 3: New Library Summary
SUBTERRANEAN PARKING
GFA: 32,185 SF
M5-01-29
December 26, 2001 mack5
$/SF $,000
Substructure
Structure
Exterior Enclosure
Roofing
Sub-total - Shell & Core
Interior Walls
Floor, Wall & Ceiling Finishes
Sub-total - Internal Finishes
Equipment & Specialties
Stairs & Vertical Transportation
Sub-total - Equipment and Stairs
Plumbing
Heating, Ventilating & Air Conditioning
Electrical
Fire Protection
Sub-total - Mechanical and Electrical
Sub-total- Construction
Site Preparation & Demolition
Landscaping
Site Utilities
Sub-total- Sitework
Total - Construction and Sitework
General Conditions
Contractor’s Overhead & Profit or Fee
Sub-total
Contingency for Conceptual Design
Cost Escalation (to midpoint of construction)
TOTAL CONSTRUCTION BUDGET
8.OO%
6.00%
15.00%
12.29%
May, 2005
17%
30%
O%
O%
48%
2%
3%
5%
O%
1%
425
739
0
5
1,169
38
74
112
0
31
1%31
2%
3%
7%
2%
14%
68%
0%
0%
0%
o%
13.20
22.96
0.00
0.15
36.31
1.17
2.31
3.48
0.00
0.96
0.96
1.50
2.25
5.05
1.75
10.55
51.31
0.00
0.00
0.00
0.00
51.31
4.10
3.32
58.74
8.81
8.30
75.85
68%
5%
4%
77%
12%
11%
100%
48
72
163
56
340
1,651
0
0
0
1,651
132
107
1,890
284
267
NOTE: Inclusions and Exclusions.
Page 55
Scheme 3: New Library Summary Graph
SUBTERRANEAN PARKING
M5-01-29IDecember~ t ack5
SUBSTRUCTURE ~{ ,~:~-~ 425
STRUCTURE ~~~; 739
EXTERIOR ENCLOSURE 0
ROOFING | 5
SUB-TOTAL FOR SHELL AND CORE ~ ~~,~.~~:~ "~:..~~... :
INTERIOR WALLS ~ 38
FLOOR, WALL AND CEILING FINISHES ~ 74
SUB-TOTAL FOR INTERNAL FINISHES ~ 112
EQUIPMENT & SPECIALTIES 0
STAIRS AND VERTICAL TRANSPORTATION m~ 31
SUB-TOTAL FOR EQUIPMENT AND STAIRS ~:: 31
PLUMBING ~ 48
HEATING, VENTILATION AND AIR CONDITIONING ~ 72
ELECTRICAL ~ 163
FIRE PROTECTION ~ 56
SUB-TOTAL FOR SERVICES ~~::~_~ :340
SITE PREPARATION & DEMOLITION 0
LANDSCAPING 0
SITE UTILITIES 0
SUB-TOTAL FOR SiTEINORK 0
GENERAL CONDITIONS ~ 132
CONTRACTOR’S OVERHEAD AND PROFIT~_~,io 107
CONTINGENCY FOR DESIGN DEVELOPMENT ~m~,~ 284
COST ESCALATION (to midpoint of construction)~ ~ 267
1,169
Page 56
Scheme 3: New Library M5-01-26
December 26, 2001 mack5
SUBTERRANEAN PARKING
Excavations
Excavate and dispose
Over-excavation and stockpile
Backfill for retaining wall with imported soil
Backfill from stockpile
Sub-Total for Substructure:
Quantity Unit Rate Total ($)
16,700 CY
2,750 CY
1,352 CY
2,750 CY
18.00 300,600
8.00 22,000
35.00 47,320
20.00 55,000
l STRUCTU RE
Concrete Retaining Walls.
Retaining walls, form both sides, includes
waterproof membrane, protection board,
reinfoming steel
Interior retaining walls, form both sides,
includes reinforcing steel
Interior Concrete Structural Walls
Intedor structural partitions and shafts
Interior Concrete Columns and Pilasters
Columns
Horizontal Structure
Transfer beams
Sub-Total for Structure:
Perimeter Walls
Concrete. perimeter walls and columns are
included in Structure section.
Quantity Unit Rate Total ($)
Sub-Total for Exterior Enclosure:
42.00 466,200
38.00 13,300
11,100 SF
350 SF
3,836 SF
630 LF
397 LF
Quantity Unit
38.00 145,768
105.00 66,150
120.00 47,600
Rate Tots] ($)
ROOFING
Caulking and sealing
Sub-Total for Roofing:
Quantity L~nit
32,185 SF
Rate Total (S}
0.15 4,828
Page 57
Scheme 3: New Library M5-01-26
December 26, 2001
SUBTERRANEAN PARKING
mack5
Concrete block walls
CMU walls
Interior partitions
Metal stud framing with insulation, painted
gypsum wallboard
Allowance for shaft walls
Interior Doors
Solid core, metal frame
Single leaf
Double leaf
Sub-Total for Interior Walls:
Quantity Unit Rate Tota!
1,120 SF 15.00 16,800
840 SF
1 FLOOR
7.75 6,510
5,000.00 5,000
3
2
1,500.00 4,500
2,500.00 5,000
!FLOOR, WALL & CE~UNG FINISHES
Floors
Seal concrete at parking slab
Walls
Interior finish to CMU walls
Metal furdng painted gypsum wallboard
Paint CMU walls
Interior finish to concrete walls
Metal furring painted gypsum wallboard
Painted concrete walls
Interior finish to concrete columns
Finish to concrete columns
Sub-Total for Floor, Wall & Ceiling
Finishes:
Quantity Unit Rate Total ($)
32,185 SF 0.35 11,265
1,120 SF
1,120 SF
4.50 5,040
1.00 1,120
1,680 SF
11,450 SF
4.50 7,560
1.00 11,450
2,520 SF 15.00 .37,800
Page 58
Scheme 3: New Library M5-01-26
December 26, 2001 mack5
SUBTERRANEAN PARKING
ELECTRICAL
Main service and distribution
Main switchboard, motor control center,
transformers (K-rated), and feeders
Machine and equipment power
Connections and switches including conduit
and wire
User convenience power
Panelboards, feeders and receptacles
Lighting
Panelboards, feeders and fixtures, including
linear, recessed, exit, stack lighting, and
garage
Lighting and power specialties
Lighting control systems, grounding, floor
outlets, specialty lighting systems, transient
voltage surge suppression system, clocks,
Alarm and secudty systems
Fire alarm system and rough-in only for
intrusion and book protection systems
Testing and commissioning
Quantity Unit Rate Total ($)
32,185 SF 0.35 11,265
32,185 SF 0.10 3,219
32,185 SF 0.50 16,093
32,185 SF 3.00 96,555
32,185 SF 0.25 8,046
32,185 SF
32,185 SF
0.50 16,093
0.35 11,265
Sub-Total for Electrical:
FiRE
Fire Protection System
Parking Area - Wet
Sub-Total for Fire Protection:
Quantity Unit
32,185 SF
Rate Total
1.75 56,324
Page 60
Scheme 3: New Library M5-01-26}
December 26, 2001
SUBTERRANEAN PARKING
[SITE PREPARATION & DEP~.OL~TtON Qua,,~W Unit
mack5
Rate Total ($)
Sub-Total for Site Preparation &
Demolition:
!LANDSCAPING Quantity Unit
Sub-Total for Landscaping:
Rate Total
Quantity Unit Ra[e Total ($)
Sub-Total for Site Utilities:
Page 61
IArt Center: Phase 1 Summary M5-01-29
December 26, 2001 mack5
GFA: 39,190 SF $/SF $,000
Substructure
Structure
Extedor Enclosure
Roofing
Sub-total. Shell & Core
Interior Walls
Floor, Wall & Ceiling Finishes
Sub-total - Internal Finishes
Equipment & Specialties
Stairs & Vertical Transportation
Sub-total - Equipment and Stairs
Plumbing
Heating, Ventilating & Air Conditioning
Electrical
Fire Protection
Sub-total - Mechanical and Electrical
Sub-total - Construction
Site Preparation & Demolition
Landscaping
Site Utilities
Sub-total- Sitework
Total - Construction and Sitework
General Conditions
Contractor’s Overhead & Profit or Fee
Sub-total
Contingency for Conceptual Design
Cost Escalation (to midpoint of construction)
TOTAL CONSTRUCTION BUDGET
8.00%:
6.00%
15.00%
12.29%
May, 2005
3%
9%
9%
5%
252
784
742
390
25%2,168
4%307
1 O%848
14%1,155
6%518
1%89
7%606
1%
8%
9%
1%
20%
66%
1%
0%
1%
2%
68%
5%
4%
77%
12%
11%
6.44
20.01
18.93
9.96
55.33
7.83
21.63
29.46
13.21
2.26
15.46
1.86
17.97
20.50
2.91
43.24
143.50
1.21
0.00
2.42
3.64
147.13
11.77
9.53
168.44
25.27
23.81
217.52100%
73
704
803
114
5,624
48
0
95
143
5,766
461
374
6,601
990
933
8,525
NOTE: Inclusions and Exclusions.
Page 62
IArt Center: Phase 1 Summary Graph M5-01-29
December-~, 2--~’~"mack5
PLUMBING ~ 73
HEATING, VENTILATION AND AIR CONDITIONING
ELECTRICAL
FIRE PROTECTION ~ 114
SUBSTRUCTURE ~ 252
STRUCTURE o =~’~ 784
EXTERIOR ENCLOSURE .........~ 742
ROOFING ~ 390
SUB-TOTAL FOR SHELL AND CORE ~~~;~::~ ~:~ !.~.~ , ....
INTERIOR WALLS ~ 307
FLOOR, WALL AND CEILING FINISHES .:~,~I 848
SUB-TOTAL FOR INTERNAL FINISHES ,..-.~.r.’~!~::~.~ ~::" :::!:~:~1,155
EQUIPMENT & SPECIALTIES ~ 518
STAIRS AND VERTICAL TRANSPORTATION ~ 89
SUB-TOTAL FOR EQUIPMENT AND STAIRS ~~:~i,~ i i1!~:~¯606
SUB-TOTAL FOR SERVICES ~::., :~;,.. .......,-,1,695
SITE PREPARATION & DEMOLmONI~ 48
LANDSCAPING 0
SITE UTILITIES~ 95
SUB-TOTAL FOR SITL=WORK~ 143
GENERAL CONDITIONS~ 461
CONTRACTOR’S OVERHEAD AND PROFIT~ 374
CONTINGENCY FOR DESIGN DEVELOPMENT ’,:~-~’~’-~..~ .~ 990
COST ESCALATION (to midpoint of construction)~,:~’,:,~.~ 933
2,168
Page 63
IArt Center: Phase 1 M5-01-26
December 26, 2001 mack5
!SUBSTRUCTURE
Excavations
Shoring against existing building
Excavate and dispose
Over-excavation and stockpile
Backfill for retaining wall with imported soil
Backfill from stockpile
Foundations
Piling, per square foot of footprint
Foundation, per square foot of footprint
Slab-on-grade
Elevator pits
Sump pits
Sub-Total for Substructure:
Quantity Unit Rate Total ($)
510 SF
1,100 CY
690 CY
68 CY
690 CY
32.00 16,320
18.00 19,800
8.00 5,520
35.00 2,380
20.00 13,800
10,060 SF 10.00 100,600
¯ 10,060 SF 5.00 50,300
8,020 SF 4.00 32,080
1 EA 10,000.00 10,000
1 EA 1,450.00 1,450
!STRUCTURE ¯ QuantiW Unit Rate Total
Concrete Retaining Walls
Retaining walls, form both sides, includes
waterproof membrane, protection board,
reinforcing steel 2,660 SF 42.OO 111,720
Vertical Enclosure Structure
Columns, 30" x 18"
Parapet walls including reinforcing steel
455 SF
800 SF
50.00 22,750
35.00 28,000
Interior Concrete Columns-and Pilasters
Columns 210 LF 105.00 22,050
Horizontal Structure
Floor slab
Roof structural slab
Transfer beams
2,040 SF
8,020 SF
300 LF
25.00 51,000
22.00 176,440
120.00 36,000
Page 64
Art Center: Phase 1 M5-01-26
December 26, 2001 mack5
Seismic jointing
Connection of existing to new building
Lateral Resisting Elements at Existing Structure -
Arts Center
Roof strengthening via mechanical fasteners
Plywood sheathing at roof
Miscellaneous seismic strengthening
Sub-Total for Structure:
90 LF 250.00 22,500
23,230 SF
23,230 SF
23,230 SF
5.00 116,150
3.50 81,305
5.00 116,150
IEXTERIOR ENCLOSURE.
Perimeter Walls
Concrete perimeter walls and columns ara
included in Structure section.
Exterior Windows
New windows
Existing windows, glazing and louvers
Repair existing windows
Exterior Doors
Glazed entry door, automatic, pairs
Scaffolding
Exterior finishes
Stucco
Existing exterior finishes
Repair, clean and seal existing
Allow for architectural finish - exterior
Steel guard rails, painted
Sub-Total for Exterior Enclosure:
Quanti~ Unit Rate Total ($)
5,705 SF 75.00 427,875
15,540 SF 10.00 155,400
3 EA
25,620 SF
15,000.00 45,000
1.50 38,430
455 SF 15.00 6,825
5,180 SF
2,000 SF
75 LF
5.00 25,900
8.00 16,000
350.00 26,250
Page 65
IArt Center: Phase 1 I
M5-01-26
December 26, 2001 mack5
IROOFING
Insulation
Rigid on new structure
Rigid insulation for run-off on new structure
Roofing
Built up roofing
Re-roof existing main structure with
lightweight concrete shingles
Roofing upstand an sheet metal
Flashing, reglets, coping
Skylights
Allow
Caulking and sealing
Sub-Total for Roofing:
Quantity Unit Rate Tote} ($)
23,230 SF
8,020 SF
2.50 58,075
3.50 28,070
8,020 SF
23,230 SF
5.00 40,100
6.00 139,380
31,250 SF 3.00 93,750
200 SF
39,190 SF
125.00 25,000
0.15 5,879
I INTERIOR WALLS
Concrete block walls
CMU walls
Interior partitions
Metal stud framing with insulation, painted
gypsum wallboard
Metal stud framing, heavy gauge, double
wall, with insulation, fire rated plywood,
painted gypsum wallboard
Allowance for shaft walls
Patch walls at existing space, allow
Qusnti~’ Unit Rate Total ($)
2,520 SF 15.00 37,800
8,400 SF
1,250 SF
2 FLOOR
1 LS
7.75 65,100
17.50 21,875
5,000.00 10,000
5,000.00 5,000
Page 66
IArt Center: Phase 1 1i
M5-01-26
December 26, 2001 mack5
Interior Doors
Solid core, metal frame
Single leaf
Double leaf
Glazing and Borrowed Lights
Interior glazing
Side lights and borrowed lights
Sub-Total for Interior Walls:
22 EA
8 EA
1,000
650
SF
SF
1,500.00
2,500.00
85.00
45.00
33,000
20,000
85,000
29,250
[FLOOR, WALL & CEILING FINISHES
Floors
Seal concrete in new basement
Lobby floors
Auditorium floors
Carpet
Ceramic tile
Sheet vinyl
Hardwood flooring - allow
Allow for architectural detailing - floors
Base boards
Walls
Interior finish to CMU walls
Metal furring painted gypsum wallboard
Paint CMU walls
Interior finish to concrete walls
Metal furring painted gypsum wallboard
Metal furring, heavy gauge, with insulation,
fire rated plywood, painted gypsum
wallboard
Ceramic tile
Quantity Rate
2,100
9O0
2,900
17,855
480
14,955
2,100
SF
SF
SF
SF
SF
SF
SF
0.35
45.00
20.00
4.00
18.00
4.50
16.00
1 LS 15,000.00
1 LS 35,000.00
2,52O SF
2,520 SF
4.50
1.00
2,660 SF 4.50
10.00
12.50
600 SF
2,240 SF
Tota{ ($)
735
40,500
58,000
71,420
8,640
67,298
33,600
15,000
35,000
11,340
2,520
11,970
6,000
28,000
Page 67
IArt Center: Phase 1 M5-01-26 !
December~, ~mack5
Interior finish to concrete columns
Finish to concrete columns
Paint existing walls
Allow for architectural detailing - walls
Allow for acoustical treatment - walls
Ceiling
Suspended gypsum board.
Acoustical gdd and ceiling
Allow for architectural detailing - ceilings
Allow for acoustical treatment - ceilings
Sub-Total for Floor, Wall & Ceiling
Finishes:
840 SF
13,860 SF
1 LS
1 LS
35,710
3,480
SF
SF
LS
LS
5.00
1.00
35,000.00
50,000.00
8.00
4.00
30,000.00
25,000.00
4,200
13,860
35,000
50,000
285,680
13,920
30,000
25,000
iEQUIPMENT & SPECIALTIES
Protective guards, barders and bumpers
Comer guards
Steel pipe, duct and wall guards
Prefabricated compartments and accessories
Toilet partitions including accessories
Mirrors
Casework
Bathroom counters and support
Shelving and millwork (excluding FF&E items)
Lobby information desk
Storage shelving, utilitarian, etc
Quantity Ui~it Rate
1
1
LS
LS
1,500.00
2,500.00
4 EA
60 SF
2,500.00
10.00
4O LF 250.00
1,250.00
15,000.00
50 LF
1 LS
Total
.1,500
2,500
10,000
600
10,000
62,500
15,000
Page 68
IArt Center: Phase 1 M5-01-26
December 26, 2001 mack5
Cabinets and countertops
Toilet countertops and supports
Base, countertops and upper cabinets at
Allow for cabinets, lockers, etc.
Chalkboards, graphics and insignia
Signage
Donor boards
Marker and bulletin boards
Light control and vision equipment
Window shades and blinds
Black out shades
Projection screens
Skylight shades, automatic
Equipment
Kitchen equipment
Fire extinguishers
Equipment supports
Ceilings
Laylights or translucent finish at skylight
Miscellaneous
Sub-Total for Equipment & Specialties:
40 LF
50 LF
1 LS
39,190
1
12
21,290
5O0
4
200
SF
LS
EA
SF
SF
EA
SF
1 LS
16 EA
50 EA
1
1 LS
500.00
500.00
30,000.00
0.75
30,000.00
650.00
8.00
12.00
5,000.00
20.00
5,000.00
650.00
350.00
15,000.00
25,000.00
20,000
25,000
30,000
29,393
30,000
7,800
170,320
6,000
20,000
4,000
5,000
10,400
17,500
15,000
25,000
!STAIRS & VERTICAL TRANSPORTATION
Elevators
2 stop; hydraulic
Staircase flights, floor to floor
Secondary stairs
Steps and short flights
Other miscellaneous stairs and ramp
Sub-Total for Stairs & Vertical Transportation:
Qusntit~.7 Unit Rate
1 EA 75,000.00
1 EA 8,500.00
1 LS 5,000.00
Totai ($)
75,000
8,500
5,000
Page 69
IArt Center: Phase 1 M5-01-26
December 26, 2001 mack5
IPLUMBING
Plumbing Installation
Existing building
New Building - Phase 1
Quanti~ Unit Rate,Tota{ ($)
29,130 SF
10,060 SF
2.25 65,543
0.75 7,545
Sub-Total for Plumbing :
tHEATING, VENTILATING & AIR
HVAC Installation
Existing Building
New Building - Phase 1
Sub-Total for Heating, Ventilating & Air
Conditioning:
Quanti .~, Unit Rate Total ($)
29,130 SF
10,060 SF
19.00 553,470
15.00 150,900
ELECTRICAL
Main service and distribution
Main switchboard, motor control center,
Emergency and uninterrupted power
Transfer switches
Machine and equipment power
Connections and switches including conduit
and wire
User convenience power
Panelboards, feeders and receptacles
Lighting
Panelboards, feeders and fixtures, including
Quanti~ Unit Rate Total ($)
39,190 SF 1.25 48,988
39,190 SF 0.35 13,717
39,190 SF 0.80 31,352
39,190 SF 2.25 88,178
39,190 SF 7.50 293;925
Page 70
IArt Center: Phase 1 M5-01-26
December 26, 2001 mack5
Lighting and power specialties
Lighting control systems, grounding, floor
Telephone and communications systems
Telephone/data systems rough-in raceway
Alarm and security systems
Fire alarm system and rough-in only for
Testing and commissioning
Sub-Total for Electrical:
39,190 SF
39,190 SF
39,190 SF
39,190 SF
1.75 68,583
3.00 117,570
3.25 127,368
0.35 13,717
t FIRE PROTECTION
Fire Protection System
Wet System
Existing building
Phase I
Sub-Total for Fire Protection:
Quantity Unit Rate Total ($)
29,130 SF 3.00 87,390
2.50 26,50010,600 SF
ISITE PREPARATION & DEMOLITION Quantity Unit Rate Total ($)
Cutting and Drilling
Saw cutting and drilling LS 5,000.00 5,000
Selective Demolition and Removal
Demarcationline between existing to remain
Electrical
Mechanical
Plumbing
100 LF
1 LS
1 LS
1 LS
250.00 25,000
7,500.00 7,500
7,500.00 7,500
2,500.00 2,500
Sub-Total for Site Preparation &
Demolition:
Page 71
Center: Phase 1 M5-01-26
December 26, 2001 mack5
iLANDSCAPING
Included in Scheme 2
Quaatity Unit Rate Total ($)
Sub-Total for Landscaping:
!SITE UTILITIES
Mechanical Site Utilities
Sewer
Stormwater
CW
FVV
Miscellaneous relocations
Quantity Unit Rate Total ($)
1 LS
1 LS
1 LS
1 LS
1 LS
22,000.00
30,000.00
10,000.00
15,000.00
18,000.00
22,000
30,000
10,000
15,000
18,000
Sub-Total for Site Utilities:
Page 72
IAIternates M5-01-26~
December~ i mack5
Alternate No.l: Surface Parking in lieu of
=Isolated Parking Structure Quantity Unit Rate To~,ai
DEDUCT
Isolated Parking Structure (56,460) SF 73.25 (4,135,692)
ADD
Surface Parking
Vehicular Paving and Curbs
Grading for new drainage
Asphaltic paving
Reinforced concrete curbs and gutters
Reinforced concrete curbs
Pedestrian Paving
Concrete paving, brushed finish
Concrete paving, decorative
Drainage
Parking
Lighting
Parking lot and mad lighting
Courtyard and pedestrian paving lighting
Landscape accent lights
28,230 SF
28,230 SF
450 LF
875 LF
3,125 SF
9,375 SF
0.15 4,235
2.50 70,575
15.00 6,750
12.00 10,500
3.00 9,375
6.00 56,250
28,230 SF 0.65 18,350
28,230 SF 1.50 42,345
12,500 SF 3.00 37,500
28,230 SF 0.50 14,115
Sub-Total for Alternate No.l: Surface
Parking In Lieu Of Isolated Parking
Page 73
IAIternates M5-01-26!
December 26, 2001 mack5
Alternate No.2: Art Center: Phase 2
Quantity Unit Rate Total ($)
Phase 2
Allow for Phase 2 new auditorium and
basement extension
Allow for Phase 2 existing dance and lecture
hall remodel (existing auditorium)
6,300 SF
2,900 SF
460.00 2,898,000
240.00 696,000
Sub-TotalforAIternate No.2:ArtCenter:
Phase 2:
tAIternate No.3: Art Center: Phase 3
Phase 3
Allow for Phase 3 adult art extension
Quantity Unit Rate Total ($)
7,540 SF 395.00 2,978,300
Sub-Total for Alternate No.3: Art Center:
Phase 3:
Page 74